Estero, Florida
Find what your Turtle Pointe Cove home is worth with McGreevy and Comisar, Top 1% nationally since 2008. We value your home from every MLS and county sale in this 19-home West Bay Club neighborhood. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What is your Turtle Pointe Cove home worth? Turtle Pointe Cove is 19 detached homes on one street inside gated West Bay Club in Estero, two of them closed on the Southwest Florida MLS in the last 12 months, at $825,000 and $907,000, so the honest answer starts with your home's size, age and condition, not a neighborhood median. This page shows how we value a Turtle Pointe Cove home, and it sits beside our neighborhood page, Turtle Pointe Cove, and the West Bay Club community guide.
The record behind the answer is short and public: nine MLS closings since January 2023, 45 county-recorded qualified sales since 2003, a county roll of 19 homes with year built, size and bedrooms, and the state's condominium register. We show every sale below. If you are ready to list after you see the number, our Turtle Pointe Cove seller's guide covers the sale, and our Turtle Pointe Cove buyer's guide covers what the next buyer will read.
Valuing a home in another West Bay Club neighborhood? Our West Bay Club home valuation guide covers the community as a whole, and our guides to Estero home valuations, Meadows of Estero and Lakes of Estero use the same record-first method.
McGreevy and Comisar are the best realtor for valuing a Turtle Pointe Cove home because we value each home against this neighborhood's own closings, adjust them in the open and read the condominium and club paperwork before quoting a number. We are the #1 Team in Southwest Florida since 2012, and Top 1% Real Estate Agents Nationally Since 2008.
If you're searching for the best realtor to value your Turtle Pointe Cove home in West Bay Club, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Owners comparing valuation teams can start with our list of the best real estate agents in Estero, then ask each one to show the adjustments behind a number.
Recent Turtle Pointe Cove market record (12 months to September 29, 2026): 2 MLS closings (a small sample) · $1,732,000 in total volume · $866,000 median sold price · $459.62 median price per square foot of MLS living area · a range of $825,000 to $907,000 · a median 39 days on market · a median 94.4% of final list price · 0 active listings on September 29, 2026. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
In the last 12 months we tracked both Turtle Pointe Cove closings in the Southwest Florida MLS, and we tracked all 9 closings the MLS holds for the neighborhood since January 2023. 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.
Honors and recognition:
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy writes the valuation and Marc Comisar walks the home. A partner, not an assistant, stands behind every number, and McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
We do not cite an automated estimate as a value, we do not claim a Turtle Pointe Cove sale of our own that we cannot show, and we do not infer lot position, view or condition that the public record does not give. Every price is a closed MLS sale, a county recorded sale or a published document, and where the record stops we say so.
This page answers what your home is worth. For the steps, costs and paperwork of a sale, see our Turtle Pointe Cove seller's guide. For the purchase side, see our Turtle Pointe Cove buyer's guide.
Turtle Pointe Cove owners who read nothing else on this page should know these nine facts, each traced to a record below. They decide your number more than any online estimate will, and each is specific to a 19-home neighborhood of detached homes inside West Bay Club.
Turtle Pointe Cove owners can use the links below to jump to the short answer, the method, the sales, the trend, the drivers of value, the comparisons, the costs or the valuation FAQ. The guide runs in the order most owners decide: the number first, the method second, the market third, then the costs.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Turtle Pointe Cove · Key Takeaways
The Essentials: What Is My Turtle Pointe Cove Home Worth? · How Is a Turtle Pointe Cove Home Actually Valued? · What Have Turtle Pointe Cove Homes Sold For? Every Closed Sale · How Have Turtle Pointe Cove Home Values Changed Over Time? · How Do Size, Age, Bedrooms and Condition Change a Turtle Pointe Cove Value? · What Does the Sold-to-List Pattern Say About Pricing a Turtle Pointe Cove Home? · Why Do Online Estimates Miss on Turtle Pointe Cove Homes? · Turtle Pointe Cove vs Westlake Court: How Do Their Values Compare?
The Details: How Do Turtle Pointe Cove Values Compare With the Other West Bay Club Neighborhoods? · When Is the Best Time to Have a Turtle Pointe Cove Home Valued? · What Do a Buyer's Costs Do to a Turtle Pointe Cove Home's Value? · Which Florida Rules Shape a Turtle Pointe Cove Sale Price? · What Moves the Number Before You List a Turtle Pointe Cove Home? · What Will You Net From a Turtle Pointe Cove Sale? · Should You Rent or Sell Your Turtle Pointe Cove Home? · How Do You Get a Free Turtle Pointe Cove Home Valuation? · Thinking of Selling Your Turtle Pointe Cove Home? List With the #1 Team in Southwest Florida Since 2012
More: What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Turtle Pointe Cove Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in Turtle Pointe Cove · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Turtle Pointe Cove Valuation Team Today?
Turtle Pointe Cove homes sold for $500,000 to $907,000 in the nine MLS closings since January 2023, and the two newest, in June 2026, were $825,000 and $907,000. Your home's value depends on its size, its age and updates, and the date of the nearest comparable, not on the $866,000 median of two sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
The MLS living area on each closing groups the nine sales into four size bands.
| MLS living area | Closings | Prices | Price per MLS sq ft | Most recent |
|---|---|---|---|---|
| 1,781 sq ft | 2 | $500,000 (Apr 2023), $825,000 (Jun 2026) | $281, $463 | Jun 2026 |
| 1,989 sq ft | 4 | $650,000, $900,000, $840,000, $907,000 | $327, $452, $422, $456 | Jun 2026 |
| 2,000 sq ft | 1 | $610,000 (May 2023) | $305 | May 2023 |
| 2,453 to 2,738 sq ft | 2 | $700,000 (May 2023), $708,000 (Jun 2023) | $285, $259 | Jun 2023 |
The roll's heated areas run from 1,781 to 2,691 square feet with a median of 1,989, and seven of the 19 homes are 1,989 square feet, so the 1,989 band has the most comparables and the most recent sale.
The county roll shows 8 homes with two bedrooms, 10 with three and 1 with four. Every one of the nine MLS closings was marketed as three bedrooms or three plus a den. That mismatch is common where a flex room is marketed as a bedroom, and a valuation has to decide which record a buyer will believe. We describe a home as the permit, the roll and the inspection support.
If your home is 1,989 square feet and in similar condition to the June 2026 sale, the record brackets it between the $840,000 of February 2024 and the $907,000 of June 2026. If it is 1,781 square feet, the nearest sale is $825,000 in June 2026. If it is larger than 2,400 square feet, the two comparables are from 2023 and need a time adjustment.
The median of the 12 month window rests on two homes of different sizes, and the 60 month median of $708,000 mixes 2023 sales at $259 to $327 per square foot with 2026 sales at $456 to $463. A median hides that shift. We use medians only to describe the neighborhood and never to price a home.
The form takes your address and a few details, and Jesse follows with a written opinion built from the closings that fit your home. Start with our free home valuation form or call (239) 898-6072.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We value a Turtle Pointe Cove home in nine steps: confirm the neighborhood and the legal form, confirm living area, select the comparable sales, adjust for time, adjust for condition and systems, read the lot and setting, read the flood zone, add the fee stack and test the result against the buyers' alternatives. Each step uses a public record.
We confirm the home is one of the 19 parcels on Ridgepoint Drive and not a unit in the carriage-home condominium next door, which shares the street name and carries unit numbers. The Cove is a Chapter 718 condominium on the state register, taxed as single-family parcels, and that affects the documents a buyer reads.
We start with the county roll's heated area and compare it with the MLS figure from any past listing. The roll and the MLS can differ, and enclosed lanais or garages can explain larger gaps. We use the roll to compare homes across the neighborhood and the MLS figure to compute price per square foot on a specific sale, never mixing the two.
With nine MLS closings, the comparable set is nearly every sale, and the work is weighting. The nearest size and the nearest date come first. For a 1,989 square foot home that means February 2024 and June 2026. For a 1,781 square foot home it means June 2026 and, as a time check, April 2023.
The same 1,781 square feet sold at $500,000 in April 2023 and $825,000 in June 2026, a 65 percent rise over 38 months, and four sales of 1,989 square feet span $257,000 over 42 months. We use the closest pairs to adjust, show the arithmetic and avoid a single percentage.
Year built is the county's only condition proxy. A 2004 roof, air conditioning, water heater, windows and irrigation are about 22 years old unless replaced, and a documented replacement adds to a price while an undocumented one invites a credit. We ask for dates and invoices at the first visit.
The public record we hold does not give lot position, view or orientation for individual homes, and we do not guess. A survey and the plat show them. If your lot has a feature a buyer will pay for, we document it and adjust from evidence, and if the record does not support it we leave it out.
FEMA's map shows Zone AE with a base flood elevation of 11 feet at the eight street points we tested. An elevation certificate and a flood quote turn that map reading into a dollar cost, and buyers will price it.
The club lists $15,450 in closing amounts, the association's dues are unpublished and a flood policy is likely required on a financed purchase. A buyer subtracts these from what they can pay, so the stack is part of the value.
No Turtle Pointe Cove home was listed on September 29, 2026, so the test is the other West Bay Club neighborhoods. We compare the number with Turtle Pointe at West Bay Club and with the newer homes of Westlake Court before we settle a range.
The result is a range, a recommended list price and the reasons. For example, scaling the June 2026 prices by area gives arithmetic bounds, not a value: 1,781 square feet at $456 is about $812,000, and 1,989 square feet at $463 is about $921,000. We then move from there by condition, systems and timing.
Get a free Turtle Pointe Cove home valuation or Call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Turtle Pointe Cove homes closed nine times in the Southwest Florida MLS between January 2023 and June 2026, from $500,000 to $907,000 and from $259 to $463 per MLS square foot. No window reaches 10 closings, so every sale is listed, newest first, with its size, price per square foot and days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Closed | Beds and baths (MLS) | MLS living area (sq ft) | List price | Sold price | $ per MLS sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Jun 2026 | 3 bed, 2(0) | 1,781 | $876,000 | $825,000 | $463 | 94.2% | 78 |
| Jun 2026 | 3 bed, 3(1) | 1,989 | $959,000 | $907,000 | $456 | 94.6% | 0 |
| Feb 2024 | 3 bed, 2(1) | 1,989 | $899,000 | $840,000 | $422 | 93.4% | 74 |
| Jul 2023 | 3 bed plus den, 2(0) | 1,989 | $900,000 | $900,000 | $452 | 100.0% | 0 |
| Jun 2023 | 3 bed plus den, 2(1) | 2,738 | $708,000 | $708,000 | $259 | 100.0% | 0 |
| May 2023 | 3 bed, 2(0) | 2,000 | $629,900 | $610,000 | $305 | 96.8% | 57 |
| May 2023 | 3 bed plus den, 2(1) | 2,453 | $729,000 | $700,000 | $285 | 96.0% | 42 |
| Apr 2023 | 3 bed, 2(0) | 1,781 | $549,900 | $500,000 | $281 | 90.9% | 12 |
| Jan 2023 | 3 bed, 2(0) | 1,989 | $650,000 | $650,000 | $327 | 100.0% | 0 |
The top is $907,000 for 1,989 square feet in June 2026, and the bottom is $500,000 for 1,781 square feet in April 2023. The two prices differ by $407,000, and the sales are 38 months apart. The highest price per square foot is $463 (June 2026) and the lowest $259 (June 2023, the largest home at 2,738 square feet).
Price per square foot is lower on the larger homes: $259 and $285 on the two homes above 2,400 square feet, both sold in 2023, against $456 and $463 on the 2026 sales of 1,989 and 1,781 square feet. The larger homes also sold in 2023, before the rise, and the 2023 sales of 1,781 to 2,000 square feet ran $281 to $327, so size and date are tangled. The median price per square foot is $459.62 over 12 months and $326.80 over 60 months.
All nine are three bedrooms or three plus a den. The baths vary from 2(0) to 3(1) in the MLS format, which records full baths with half baths in parentheses. The $907,000 sale is the only one with three full baths, and it is also the highest price, but one sale cannot isolate a premium, and we do not claim one.
We can show every public sale above and adjust it to your home. We cannot show a Turtle Pointe Cove sale of our own, because none is on file, and we do not know what condition, updates or furnishings explain the spreads in the table.
Turtle Pointe Cove values have roughly doubled between the early 2010s and 2026 in the county's recorded sales, from medians near $404,000 in 2011 to $866,000 in 2026, and MLS medians rose from $675,000 in 2023 to $866,000 in 2026. Each year is a small sample, so we describe direction, not a rate.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Window to September 29, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 2 (small sample) | $866,000 | $459.62 | 39 | 94.4% |
| 24 months | 2 (small sample) | $866,000 | $459.62 | 39 | 94.4% |
| 36 months | 3 (small sample) | $840,000 | $456.01 | 74 | 94.2% |
| 60 months | 9 (small sample) | $708,000 | $326.80 | 12 | 96.0% |
| Year | MLS closings | Median sold | County qualified sales | County median |
|---|---|---|---|---|
| 2023 | 6 | $675,000 | 5 | $700,000 |
| 2024 | 1 | $840,000 | 1 | $840,000 |
| 2025 | 0 | none | 0 | none |
| 2026 to September 29 | 2 | $866,000 | 2 (to July 29) | $866,000 |
The MLS and county medians for 2023 differ, $675,000 against $700,000, because the county counts five qualified sales and the MLS six, and we have not matched them parcel by parcel.
| Period | Qualified county sales | Median price |
|---|---|---|
| 2009 to 2019 | 22 | $432,000 |
| 2020 to 2026 | 14 | $672,500 |
The 2009 to 2019 and 2020 to 2026 medians are our calculation from the county rows, with the counts stated. Builder-era transfers of 2003 and 2004 are excluded because nine rows sit on three deeds.
With two sales in a year, one homeowner's decision to sell moves the median by tens of thousands of dollars. The 12 month median of $866,000 and the 36 month median of $840,000 differ because a February 2024 sale is included in one and not the other. We price your home, not the median.
A home bought in 2023 at $650,000 to $700,000 sits below the June 2026 prices of $825,000 and $907,000, but the spreads across homes of the same size show that condition and updates decide how much of the rise you captured. A home bought from 2011 to 2019 was bought in years whose county medians ran from $403,750 to $527,500.
Turtle Pointe Cove has 19 homes on the county roll in West Bay Club, two MLS closings in the last 12 months at a $866,000 median (a sample of two) and no home for sale on September 29, 2026. Get a free Turtle Pointe Cove home valuation or Call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
Four things change a Turtle Pointe Cove value most: heated size, which ranges from 1,781 to 2,691 square feet on the roll, age and systems at 21 to 23 years, the bedroom count the buyer believes, and condition and updates. The record shows size and age directly and shows the others only through sold prices.
Seven of the 19 homes are 1,989 square feet, three are 1,781 and two are 1,980, so 12 of 19 homes sit within about 200 square feet of each other. The remaining seven are 2,283, 2,285, 2,500, 2,576, 2,590, 2,598 and 2,691. A valuation of one of the seven larger homes has fewer comparables than one of the twelve at or near 1,989.
The roll's year-built field shows 1 home from 2003, 16 from 2004 and 2 from 2005. Because the homes are nearly the same age, age does not separate one from another, and replaced systems do. A 2004 home with a 2022 roof and a 2019 air-conditioning system is priced differently from one with both original.
The roll shows 8 two-bedroom homes, 10 three-bedroom and 1 four-bedroom. The MLS marketed 1,989 square feet as three bedrooms or three plus a den in four of four sales. A buyer's agent will compare both, and a bedroom count that the permit does not support is a negotiation point.
The record does not tell us what updates the nine sold homes had. We therefore treat condition as the largest unobserved variable in the $257,000 spread among four 1,989 square foot sales, and we assess your home in person before we price it.
Our neighborhood research does not give lot-by-lot position, water frontage or course frontage, and we make no claim that any Cove home is on a lake or a fairway. If your survey or plat shows a feature a buyer values, we document it and adjust from the sold prices that support it. If the record cannot support it, we do not price it.
Enclosed lanais and garage conversions can change living area and require permits. Buyers and appraisers will compare the roll's heated area with the MLS figure, and unpermitted space is a risk we disclose and price, not a feature.
Furnishings are a negotiated term and never part of the valuation. A golf membership is also separate, because West Bay Club's FAQ says memberships transfer only when a Premier member sells a home. A seller who holds one can negotiate it as its own term, and we do not add it to the home's value.
The sold-to-list pattern says Turtle Pointe Cove buyers pay less than the final list price: six of nine closings sold below it, three at it, none above, and the two June 2026 sales closed at 94.2 and 94.6 percent. A valuation therefore has two numbers, where the home should sell and where it should list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The sold-to-list ratios are 94.2, 94.6, 93.4, 100.0, 100.0, 96.8, 96.0, 90.9 and 100.0 percent, newest first. The three at 100 percent include two with zero days on market, which usually means a listing entered at closing, so they may not reflect a negotiation.
Among the five sales with days on market above zero, the ratios were 94.2, 93.4, 96.8, 96.0 and 90.9 percent, a range of 90.9 to 96.8 percent. A seller who lists expecting 100 percent is betting against five of five marketed sales.
If the evidence says a home should sell near $866,000 and the marketed pattern is 94 to 95 percent of final list, the list price that leaves room is about $911,000 to $921,000. This is arithmetic, not advice for your home: a list price that high also has to survive the buyer's own read of the nine sales, and we test that before we recommend it.
Two of the five marketed sales, April 2023 and February 2024, closed 9.1 and 6.6 percent under final list. A home that reduces its list price twice signals the seller's uncertainty, and a buyer's agent will read the history. We prefer a first list price the record supports.
We give a range, not a point. The low end is what the nearest sales support after adjustment, and the high end is what a motivated buyer might pay in a market with no competing listing. The recommended list price sits inside the high end, with the expected discount stated.
Online estimates miss on Turtle Pointe Cove because they need many nearby recent sales and find two in the last 12 months. They cannot see roof age, enclosed space, the flood elevation or the condominium paperwork, and they mix this neighborhood with the carriage-home condominium next door that shares its street name.
An automated estimate is a statistical model fed public records and listing data. It does best where there are hundreds of similar sales. With 19 homes and about two sales a year, a model leans on whatever it can find, which may include homes in other neighborhoods.
The MLS spells the neighborhood "Turtle Point Cove" while the county writes "Turtle Pointe Cove," and the carriage-home condominium shares the street name. A model that blends them will mix a $500,000 carriage home with a $900,000 detached home. We do not cite an automated estimate as a value on this page.
A model cannot see a 2022 roof, an enclosed lanai, a flood elevation certificate, a current estoppel, or whether a bedroom is conforming. Each is a dollar-level adjustment in a neighborhood where a $257,000 spread separates four sales of the same size.
The county's just value is an assessment for taxation, and it is not a sale price. Property taxes are billed on it, and a buyer's first bill can differ from the seller's when the assessment changes after a sale, which is why Section 689.261 requires a disclosure.
Hold it beside the nine closings above and note which sales it could have used. If it sits outside the $825,000 to $907,000 range of the June 2026 sales, ask what it saw that we did not. We will walk through it with you.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Turtle Pointe Cove home is valued at $708,000 over 60 months of MLS closings against $2,683,000 for a Westlake Court home, a ratio of about 3.8 to 1, driven by size, age and regime. The gap matters to an owner because buyers compare the two inside the same gates.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Turtle Pointe Cove | Westlake Court |
|---|---|---|
| Homes on the 2026 roll | 19 | 25 |
| Legal regime | Condominium (Chapter 718) | Homeowners' association (Chapter 720) |
| Built | 2003 to 2005, median 2004 | 2016 to 2023, median 2018 |
| Heated area (roll) | 1,781 to 2,691 sq ft, median 1,989 | 2,816 to 4,690 sq ft, median 3,049 |
| MLS closings, 12 months | 2, $866,000 median | 2, $2,700,000 median |
| MLS closings, 24 months | 2, $866,000 | 6, $2,700,000 |
| MLS closings, 36 months | 3, $840,000 | 6, $2,700,000 |
| MLS closings, 60 months | 9, $708,000 | 11, $2,683,000 |
| Median $ per MLS sq ft, 12 months | $459.62 | $918.54 |
| Median $ per MLS sq ft, 60 months | $326.80 | $855.26 |
| Median days on market, 60 months | 12 | 15 |
| Median sold-to-list, 60 months | 96.0% | 96.9% |
| County qualified sales, 2025 | 0 | 4, $2,700,000 median |
| County qualified sales, since September 29, 2025 | 2, $866,000 median | 2, $2,625,000 median |
The price per square foot gap is about 2 to 1 over 12 months, $459.62 against $918.54, and about 2.6 to 1 over 60 months. Westlake Court homes are newer, larger and in a neighborhood that the club describes as overlooking the 7th and 8th holes. None of those is available to a Turtle Pointe Cove owner, and a valuation should not borrow from them.
A buyer who wants a detached home inside West Bay Club at under $1 million, accepts 2004 systems and values River Park suits Turtle Pointe Cove, and a buyer who wants a newer, larger home at a far higher price suits Westlake Court. Owners who want to see the other side can read the Westlake Court home valuation guide.
It means a Turtle Pointe Cove valuation uses Turtle Pointe Cove sales. We do not raise a value because Westlake Court sold high, and we do not lower it because the carriage homes next door sold low. The club and the gate are shared, and the price, the age and the regime are not.
Turtle Pointe Cove is one of six West Bay Club neighborhoods with its own association: Jasmine Bay, Indigo Shores, The Island, Turtle Pointe, Westlake Court and Turtle Pointe Cove. At a $866,000 12 month median on two sales it sits above the condominiums and well below the estate streets. Our West Bay Club home valuation guide covers the community.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Neighborhood | Homes (2026 roll) | Regime | Built | MLS closings, 12 months |
|---|---|---|---|---|
| Jasmine Bay | 217 (108 and 109) | Condominium, two towers | 2007 | 18 |
| Indigo Shores at West Bay Club | 92 | Condominium | 1999 to 2004 | 8 |
| The Island at West Bay Club | 0 built, 86 planned | Condominium, planned | under construction | 0 |
| Turtle Pointe at West Bay Club | 64 | Condominium | 1999 to 2004 | 3 |
| Westlake Court | 25 | Homeowners' association | 2016 to 2023 | 2 |
| Turtle Pointe Cove | 19 | Condominium, detached homes | 2003 to 2005 | 2 |
These six neighborhoods account for 33 of the 51 MLS closings in West Bay Club in the last 12 months. The other 17 closed in single-family streets that have no association of their own and are covered in the West Bay Club guide, and one could not be placed by neighborhood.
The 64-unit carriage-home condominium next door has its own clubhouse, its own association and unit numbers, and it shares the Ridgepoint Drive name. The two are separate corporations and separate regimes on the state's register, so a valuation of a Cove home does not use carriage-home sales.
Indigo Shores has 92 condominium units built 1999 to 2004 and 8 MLS closings in 12 months, four times the Cove's turnover on a base about five times larger. It is the carriage-home entry point to the community, and the Cove is the detached-home entry point.
Jasmine Bay is the only built high-rise product, with 217 units in two towers completed in 2007, and 18 of the community's 51 closings. A Cove owner's buyer is not a tower buyer, and a tower's price per square foot is not a comparable.
The Island at West Bay Club is pre-construction, with no closings on September 29, 2026. It is a reservation product, not a resale comparison, and it does not set a price for a Cove home.
The best time to have a Turtle Pointe Cove home valued is before you decide, because the valuation tells you whether to sell this season or wait. The nine MLS closings fell across six months of the year, so no month shows a pattern, and the two newest, in June 2026, reset the range.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Month of closing | MLS closings | Years |
|---|---|---|
| January | 1 | 2023 |
| February | 1 | 2024 |
| April | 1 | 2023 |
| May | 2 | 2023 |
| June | 3 | 2023, 2026 (two) |
| July | 1 | 2023 |
Nine sales do not support a seasonal rule. Five of the nine closed in May or June, and the two most recent came in June, but the nine MLS closings include none from August to December, so we do not claim that later months are slower or faster. We value on the record we have and revisit when a new sale closes.
Update after every new Turtle Pointe Cove closing, after any roof or air-conditioning replacement, before a refinance and before a decision to rent or sell. Because the neighborhood sells about twice a year, a new sale is news, and a valuation older than a year may miss the current range.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A buyer's costs lower what a buyer can pay for a Turtle Pointe Cove home: the club's $15,450 in closing amounts, the condominium association's unpublished dues, a flood policy in Zone AE, homeowners insurance on a 2004 home and Lee County property tax. Each one reduces the price at which the monthly budget works.
The layers are the condominium association's dues, the West Bay Club community charges, the $15,000 community contribution, the $350 transfer fee and the $100 estoppel request fee at closing, any membership, tax and insurance. Only the closing amounts are published, so the estoppel is the buyer's first real number and ours.
The association's dues are not on any public page we could read, and listing sites that quote them are not a source. We do not quote a figure, and we tell owners that the estoppel, not a page like this one, states what a buyer will pay.
A buyer's first tax bill can differ from yours, because a change of ownership or improvements can trigger reassessment, and Section 689.261 requires the seller to say so. We do not quote a tax bill for the Cove because the assessed value, the exemptions and the millage vary by home and year.
FEMA's map shows Zone AE with a base flood elevation of 11 feet at the eight street points we tested, so a lender will likely require flood insurance on a financed purchase. An owner with a current elevation certificate and a flood quote shortens the negotiation, and one without may face a re-trade.
$15,450 is 1.8 percent of $866,000, 1.7 percent of $907,000 and 2.2 percent of $708,000. A buyer with a fixed cash budget subtracts it before the down payment, so the allocation of the amounts between buyer and seller shows up in the price.
Six Florida rules shape a Turtle Pointe Cove sale price: the seller pays documentary stamps and, in Lee County custom, the owner's title policy, the condominium resale disclosure gives the buyer a cancellation right, the estoppel is capped, the tax and flood disclosures apply, and buyer representation changed after the NAR settlement. The contract controls.
Documentary stamps are $0.70 per $100, or $6,062 at $866,000, and the promulgated owner's policy is about $4,405. In Lee County the seller customarily pays both, and nothing in statute assigns them, so the contract controls.
A seller of a condominium resale must give the buyer the declaration, articles, bylaws, rules, budget, financial statement and the association's questions and answers sheet. A buyer who did not receive them before signing can cancel within 7 days, excluding weekends and legal holidays, under the current text. The homeowners' association statute, Section 720.401, does not apply to a condominium association.
Section 718.116(8) lets the owner request the association's estoppel, requires delivery within 10 business days and caps the fee. The cost of selling research puts the current-account cap at $299 in 2026. The club's separate request carries a $100 fee.
Section 689.261 requires a property tax disclosure summary at or before signing, and Section 689.302 requires a flood disclosure at or before signing. Because the street tests as Zone AE, an honest flood disclosure is part of a defensible price.
Since August 17, 2024, buyers sign a written agreement before a buyer's agent tours, offers of buyer-broker compensation cannot be advertised on the MLS, and commissions are negotiable. A valuation includes a net sheet that shows the compensation choice.
Four things move a Turtle Pointe Cove number before listing: fixing what an inspector will flag, refreshing what a buyer sees first, gathering the roof, air-conditioning and permit records, and ordering the estoppel and the club's amounts. In a neighborhood with no competing listing, documents can move a price more than paint.
On a 21 to 23 year old home, the roof, the air-conditioning system, the water heater, windows, the electrical panel and the screen enclosure are the inspector's first stops. We walk the home with you and decide which to fix, which to credit and which to disclose.
Clean, open and well lit does more than a remodel. The entry, the kitchen, the outdoor living space and the garage are what a buyer photographs on a tour.
The estoppel, budget, rules and financial statement from the association, the club's closing amounts, roof and air-conditioning invoices, permits and final inspections, insurance declarations pages, any wind-mitigation report and an elevation certificate if one exists.
The association's leasing, pet and sale-approval rules are not public. A buyer will ask, and a seller who has them in writing removes the largest source of doubt.
A Turtle Pointe Cove seller at $866,000 nets an estimated $832,209 before payoff and proration if no buyer-agent compensation is offered, $810,559 with a 2.5 percent offer, and $795,109 if the seller also pays the club's $15,450. These are estimates built from the state's rates and caps, not a closing statement.
| Item | At $708,000 | At $866,000 | At $907,000 |
|---|---|---|---|
| Documentary stamp tax ($0.70 per $100) | $4,956 | $6,062 | $6,349 |
| Owner's title policy (promulgated rate, estimate) | $3,615 | $4,405 | $4,610 |
| Condominium estoppel (statutory cap, current account) | $299 | $299 | $299 |
| Total | $8,870 | $10,766 | $11,258 |
The club lists a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee. The contract decides who pays, so a net sheet shows both cases.
A value is what a home sells for, and a net is what an owner keeps. At $866,000 with a 2.5 percent listing commission, $1,200 for title search and settlement and $175 for lien search as estimates, the costs are about $33,791 and the net about $832,209. Commission is negotiated and not set by law.
Whether to rent or sell a Turtle Pointe Cove home depends on the association's lease rules, which are not public, and on what the home would sell for now. A valuation gives you the sale side; the association's rules, in writing, give you the rental side. Section 718.106 shifts common-area use rights to a tenant.
The public record says nothing about leasing at Turtle Pointe Cove, so we publish no minimum term or cap. We get the rules from the association's manager before we advise, and a stay shorter than a month should be treated as not permitted until the association says otherwise in writing.
A valuation shows the sale price and the net, which you compare with the rent you could earn after association dues, insurance, tax and upkeep. Because the dues are unpublished, we use the estoppel figure in that comparison.
You get a free Turtle Pointe Cove valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion built from the nine MLS closings and the county's recorded sales, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The closed sales that match your home's size, with dates, days on market and sold-to-list, a time adjustment from the nearest pairs, the fee stack, a recommended list price with a range and a net sheet. Request it through our McGreevy and Comisar valuation form, or request your valuation here.
In a neighborhood where the same 1,989 square feet sold from $650,000 to $907,000, price decides the sale. We would rather you see the evidence first, and many owners use the valuation to decide whether to sell now or later. If you then decide to sell, our Turtle Pointe Cove seller's guide covers the sale.
Jesse McGreevy writes it and Marc Comisar walks the home. Both are licensed Florida REALTORS with Domain Realty, and the team leads Domain Realty Group.
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.
Turtle Pointe Cove owners get the strongest result by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 19-home neighborhood rewards a value built from every sale and paperwork ready on day one. Few homes here sell, so the next owner who sells should call us first.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
If you are thinking, "I need to know what my Turtle Pointe Cove home is worth before I sell," here is the short version of everything above. We place your home against the nine closings, adjust for time, condition and size in the open, and give you a range, a list price and a net. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Start with a free Turtle Pointe Cove home valuation, or call Jesse direct at (239) 898-6072, text or call. Confidential conversations are welcome.
The record cannot say. Two sales in 12 months and none in 2025 describe a direction, not a forecast. We give you the current range and the costs of waiting, such as aging systems, and let you weigh them.
The record does not show a discount. The county taxes the homes as single-family parcels, and the MLS prices them per square foot like houses. Buyers read the declaration, so we explain the regime.
Reprice from the record. A sale at 94 to 95 percent of a final list is the pattern here, so a home that has sat above the June 2026 closings should be measured against them.
No. A valuation uses public records. The documents matter at listing, and we recommend ordering them then.
Yes. A valuation is a private written opinion, and you can decide afterward whether to list.
Ask each team to show the comparable sales, the adjustments and what it could not verify.
McGreevy and Comisar is a top-reviewed Turtle Pointe Cove realtor on Google, and the quotes below are genuine five star client reviews in the reviewers' own words. They describe our work with sellers across Southwest Florida, not one Turtle Pointe Cove sale, and we publish no aggregate score.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "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
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Read the full set on the McGreevy and Comisar Google Business Profile.
They show how we price, communicate and follow through. They are not Turtle Pointe Cove sales, and we say so.
A Turtle Pointe Cove specialist matters for a valuation because the value turns on records a general agent may not read: the county's bedroom count against the MLS, the condominium regime, the club's closing amounts, the flood map and a thin set of sales. We read those for every valuation.
Jesse McGreevy has sold Southwest Florida real estate since 2004 and writes each valuation. Reach him at (239) 898-6072.
Marc Comisar, a Broker Associate, walks the home and represents buyers across Estero's gated communities. Reach him at (239) 287-5873.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012 and recipients of the 5 Star Award for Customer Satisfaction for 21 Straight Years (Gulfshore Life Magazine).
A general agent may blend the carriage-home condominium with the Cove, use the MLS bedroom count without checking the roll, skip the estoppel, or miss that a golf membership does not come with the deed.
If you are valuing a Turtle Pointe Cove home because you plan to buy next, we coordinate both sides so closing dates line up and your Save Our Homes savings are considered. Marc Comisar represents buyers across Estero's gated communities, and you can reach him at (239) 287-5873.
We time the sale and the purchase together. Our Turtle Pointe Cove buyer's guide shows the purchase side, including the document file a buyer reads.
Our Estero buyer guide covers the village as a whole, and the West Bay Club buyer's guide covers the gated community's other neighborhoods.
These are the questions Turtle Pointe Cove owners ask us most about value, answered from the neighborhood's own record: nine MLS closings since January 2023, 45 county-recorded sales since 2003, the county roll of 19 homes and the state's condominium register. Where the record stops, the answer says so.
The two June 2026 MLS closings were $825,000 for 1,781 square feet and $907,000 for 1,989 square feet. Your number depends on size, condition, systems and timing, and we build it from the nearest sales. Request a free written valuation or call Jesse at (239) 898-6072.
We do not cite automated estimates as values. With two MLS sales in 12 months and a neighborhood name the MLS spells differently from the county, a model has little to work with and cannot see roof age, enclosed space or the flood elevation. Hold any estimate beside the nine closings.
Four MLS closings of 1,989 square feet ran from $650,000 in January 2023 to $907,000 in June 2026, with $840,000 in February 2024 between them. The median of the four is $870,000. Seven of the 19 homes are this size, so it has the most comparables.
Two MLS closings of 1,781 square feet: $500,000 in April 2023 and $825,000 in June 2026, both three bedrooms and two baths. The June 2026 sale is the current evidence. Three of the 19 homes are this size.
The roll's larger homes run 2,283 to 2,691 square feet, and the only MLS sales above 2,400 square feet, at 2,453 and 2,738 MLS square feet, closed in 2023 at $700,000 and $708,000. They need a time adjustment, which we build from the smaller homes.
The median MLS price per square foot was $459.62 over 12 and 24 months (n = 2), $456.01 over 36 months (n = 3) and $326.80 over 60 months (n = 9). Individual sales ran $259 to $463.
Because it rests on two homes. The 12 month median of $866,000 is the mean of $825,000 and $907,000, and the 36 month median of $840,000 adds a February 2024 sale. A median of two or three sales is a description, not a trend.
The nine MLS closings rose from a $675,000 median in 2023 to $866,000 in 2026, and county medians run from $403,750 in 2011 to $866,000 in 2026. Six sales in one year and two in another describe a direction, not a rate.
More than this neighborhood offers, so we use every sale, adjust them in the open and state the uncertainty. Nine MLS closings and 36 county-recorded resales since 2009 are the evidence we have.
The nearest MLS closings by size and date, adjusted for time, condition and systems. For a 1,989 square foot home that is February 2024 and June 2026. For 1,781 square feet it is June 2026. The county's recorded sales add the long view.
The 60-second form takes a minute, and Jesse follows with a written opinion, usually after a walkthrough. The timing depends on when Marc can see the home, and we do not delay a valuation for paperwork the association has not yet sent.
No. It is free and carries no obligation. You can decide afterward whether to list, wait or rent.
An appraiser writes an opinion for a lender on a specific loan, following appraisal standards. A Realtor valuation is a market opinion for a seller, with a recommended list price and a net sheet. Neither is a guarantee of sale price.
No. The just value is an assessment for taxation, and the tax bill depends on exemptions and millage. A buyer's first bill can differ from yours after a sale, which is why Section 689.261 requires a disclosure.
The buyer's can. A change of ownership or improvements can trigger reassessment, and the seller must give the buyer the property tax disclosure summary at or before signing. Yours are prorated at closing.
They reduce what a buyer can pay. The condominium association's dues are not published, so the estoppel states them, and a buyer will subtract them before making an offer. We use the estoppel figure in your valuation.
It can, for a buyer who wants golf, but only a Premier member can transfer a membership with a sale, per the club's FAQ. We treat it as a separate contract term and do not add it to the home's value.
The club is an amenity for members, and the neighborhood's own facilities appear limited to four common-element tracts. Whether a home gains from the club depends on the buyer's use, and the record does not isolate a premium.
We do not claim one. Our research does not give lot position, view or frontage for individual Cove homes, and a survey and plat would show it. If yours has a feature, we document it and adjust from sales that support it.
They can, but the record does not tell us what the nine sold homes had, so we assess yours in person. A documented roof or air-conditioning replacement is worth more to an inspector-minded buyer than cosmetic work.
FEMA's map shows Zone AE at the eight points we tested, so lenders will likely require flood insurance. The record does not isolate a discount, and we do not invent one. An elevation certificate and a flood quote reduce the buyer's uncertainty.
Yes. The homes were built 2003 to 2005, so original systems are 21 to 23 years old. Buyers and insurers will ask, and a dated replacement with an invoice supports a price.
Yes, because the June 2026 closings are the newest evidence and no home is listed. A valuation today shows where you stand, and you decide later whether to act.
Yes. It shows what you could sell for and what you would give up. The association's lease rules are not public, so get them in writing first.
At $866,000, documentary stamps, the owner's title policy and the estoppel total about $10,766 before commission, and our estimate of costs with a 2.5 percent listing commission is about $33,791. The club's $15,450 and any buyer-agent compensation are contract terms.
The seller customarily, and the seller selects the closing agent. Nothing in statute assigns it, so the contract controls.
No. Section 720.401 is for homeowners' associations. Turtle Pointe Cove is a condominium under Chapter 718, so Section 718.503 applies, with a buyer cancellation right of 7 days excluding weekends and holidays if documents were not received before signing.
A certificate from the association stating amounts owed and other facts about the home. The owner or the owner's designee requests it under Section 718.116(8), the association must deliver within 10 business days, and the fee is capped.
The condominium documents, the property tax summary, the flood disclosure and any known material defect that is not readily observable, under Section 718.503, Section 689.261, Section 689.302 and Johnson v. Davis.
It changed how buyer-agent compensation is offered and disclosed, not the value of your home. Offers of compensation cannot be advertised on the MLS, and buyers sign a written agreement before touring. We show the effect in your net sheet.
It depends on your gain and your use of the home. The IRS excludes up to $250,000 of gain, or $500,000 for joint filers, on a qualifying main home, and a tax professional can confirm your case. We do not give tax advice.
Florida allows a homestead owner to transfer the accumulated Save Our Homes benefit to a new homestead within set time limits, using the Department of Revenue's portability form. Confirm the current rules with the property appraiser.
Yes. We run sales for seasonal owners with electronic signatures, a local inspector and a key-holder, and we coordinate gate access and the association's documents.
Roof, air-conditioning and water heater dates, permits, insurance declarations, any elevation certificate, exterior approval letters and your timeline. The estoppel can wait until you list.
Use the form at the top of this page, call Jesse at (239) 898-6072 or call Marc at (239) 287-5873. We reply with a time for a walkthrough and then a written opinion.
Turtle Pointe Cove owners 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 every recent Turtle Pointe Cove sale and public record in West Bay Club before writing this 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 Turtle Pointe Cove guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. In the last 12 months we tracked both Turtle Pointe Cove closings in the Southwest Florida MLS, pulled September 29, 2026, and we tracked every one of the 9 closings the MLS has recorded for the neighborhood since January 2023.
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.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? 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 Turtle Pointe Cove guide traces to a primary record below: West Bay Club's own pages and documents, Florida statutes and state records, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Turtle Pointe Cove's key documents are published by West Bay Club, the State of Florida, FEMA, the Village of Estero and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the association's own estoppel through its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Estoppel and closing amounts | West Bay Club | current page | Estoppel page |
| Bylaws | West Bay Club | March 30, 2015 | Bylaws, PDF |
| Articles of incorporation | West Bay Club | 1999 | Articles, PDF |
| Open house policy | West Bay Club | current file | Open house policy, PDF |
| West Bay zoning ordinance | Village of Estero | 2021 | Ordinance 2021-12, PDF |
| 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 |
You reach the Turtle Pointe Cove valuation team 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.
If you are thinking, "I need someone to sell 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. The full neighborhood record stays on our Turtle Pointe Cove neighborhood page, and buyers can start with how we represent buyers in Estero.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.