Estero, Florida
What is your Turtle Pointe at West Bay Club home worth? See every marketed closing by floor, the county record since 2000 and the fee stack buyers price in, then request 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 Turtle Pointe at West Bay Club home worth? On the record, a ground-floor coach-home flat of about 1,632 square feet has closed at $475,000 to $500,000 in six of its last seven marketed sales, and an upper-floor flat of about 2,044 square feet has closed at $603,000 to $705,000. This valuation guide sits beside our full Turtle Pointe at West Bay Club neighborhood guide and inside the West Bay Club community guide for Estero, Florida, and it shows how a flat here is priced, sale by sale.
If you are also deciding whether to sell, our Turtle Pointe at West Bay Club seller guide covers pricing strategy, marketing, costs and disclosures, and our Turtle Pointe at West Bay Club buyer guide shows what your buyer will be underwriting. If you are still comparing agents, our guide to the best real estate agents in Estero sets the options side by side on the public record. For the whole community see what a West Bay Club home is worth, and for the neighborhood next door see what an Indigo Shores at West Bay Club home is worth.
A word on the name, because search engines blur it. This page covers Turtle Pointe at West Bay Club Condominium Association, Inc. in Estero, Lee County, ZIP 33928. The county roll, the state register and the association spell it Turtle Pointe, the Southwest Florida MLS spells it Turtle Point, and both are the same place. It is not the adjoining Turtle Pointe Cove, whose sales are a different set, and it is not Turtle Pointe at Waterview. Every figure below is for the 64-unit condominium only.
McGreevy and Comisar are the best realtor for valuing a Turtle Pointe at West Bay Club home because we read every marketed closing here by floor, pair it with the county record and the federal flood map, and show our arithmetic. We are the #1 team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
If you're searching for the best realtor for Turtle Pointe at West Bay Club in West Bay Club, Estero, whether you're ready to sell your Turtle Pointe 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.
Recent Turtle Pointe at West Bay Club track record (last 12 months): In the 12 months to September 29, 2026, Turtle Pointe at West Bay Club recorded 3 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $490,000 (n = 3, a small sample), a range of $485,000 to $603,000, a median of 226 days on market and a median sold-to-list ratio of 93.3%. Three sales are too few to value from, so this page reads the 36-month window (10 closings, $495,000 median), the first window that reaches 10, and lists every sale. 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 3 Turtle Pointe closings in the Southwest Florida MLS, and we tracked all 15 marketed closings the MLS has recorded here since May 2022, plus one entered after closing. The MLS rows are selected by the MLS's own subdivision field for Turtle Point, and the county rows are matched on the recorded legal name, so neither set is assigned by the other.
Honors and recognition:
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turtle Pointe at West Bay Club owners who read nothing else on this page should know these ten facts about value, each sourced in the sections below. They explain why one flat sold for $600,000 in 2025 while a flat of the same size sold for $485,000 in 2026, and how we would place yours.
Turtle Pointe at West Bay Club owners can use the links below to jump straight to the comparable sales, the valuation method, the floor-by-floor ranges, the trend, the Indigo Shores comparison or the valuation FAQ. The guide runs from the question to the method, then the evidence, then the costs and the next step.
A Turtle Pointe at West Bay Club home is worth what recent flats of its floor and size have closed at, adjusted for condition: about $475,000 to $500,000 for a recent ground-floor flat and $603,000 to $705,000 for an upper-floor flat, on the marketed closings of the last 36 months. Those are record ranges, not an appraisal of your flat.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Every building holds two ground-floor and two upper-floor flats. The county roll gives the ground floor 1,614 heated square feet and the upper floor 2,044, and the MLS shows 1,632 and 2,040 as well. Knowing which you own, and confirming the number from the plan, is the first step of any Turtle Pointe valuation.
Seven ground-floor-size closings in 36 months had a $490,000 median, from $475,000 to $600,000, at a median $300.25 per square foot and 98 days on market (n = 7). Six of the seven sat between $475,000 and $500,000, and the seventh, at $600,000 in May 2025, is the outlier we explain in the comparable set below.
Two upper-floor-size closings in 36 months came at $603,000 (August 2026) and $705,000 (January 2024). Over 60 months six closed at a $664,500 median, from $599,000 to $705,000. A 1,816 square foot home that matches neither plan closed at $620,000 in March 2025 after 23 days. The upper-floor sample is small, so the range is wide.
Your floor and approximate size, any updates you made and when, the age of the roof and air-conditioning if you know it, whether the flat is furnished or leased, and your elevation certificate and flood policy page if you have them. We pull the rest from the record. Nothing is required, and we never need a unit number on a public page.
It is not an appraisal for a lender, and it is not a promise. It is a written opinion of value from closed sales, live listings and your flat's features, with the reasons. If you need an appraisal for a legal or lending purpose, a licensed appraiser writes it, and we are glad to provide the closings to support one.
Once we have your floor and size, Jesse sends the written comparable set that fits your flat and calls you first if a detail changes the range. You can request it through our free valuation form or call Jesse direct at (239) 898-6072.
We value a Turtle Pointe at West Bay Club home in seven steps: floor and size, the newest closings, price per square foot as a sanity check, condition and updates, setting, any lease or furnishings, and the live competition. With only 15 marketed closings in five years, each sale is read, not averaged.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The roll separates 32 ground-floor parcels at 1,614 square feet from 32 upper-floor parcels at 2,044. The MLS sizes are a little different (1,632 and 2,040), and a few sales show other sizes, such as the 1,816 closing in March 2025 and the 2,060 and 2,260 figures on current listings. We confirm the size from the plan before we choose comparables, because a measurement difference can move the per-foot math.
The 2022 and 2023 closings came in a market that sold in a median of 3.5 and 8.5 days, at or near list. The three 2026 closings are the market a buyer is comparing against now. We weight the last 12 to 24 months first, then use 36 months for context.
Over 60 months, per-sale $ per MLS square foot ran $294.12 to $367.65 on the ground floor (median $301.92, n = 8) and $293.63 to $344.91 on the upper floor (median $325.42, n = 6). Multiplied by a size, those become a band: for a 1,632 square foot ground-floor flat, $480,000 at the low end, $492,733 at the median and $600,000 at the high end. For a 2,044 square foot upper-floor flat, $600,175, $665,166 and $705,000. The band is a check on a comparable set, not a valuation, and the high ends rest on one sale each.
Year built is the only condition proxy in the public record, and 28 of the 64 units are in buildings dated 2000. We adjust for kitchens, baths, flooring, windows, the air-conditioning system and the roof's age, and we say in dollars what each adjustment is and why. We hold no public record of renovation spending in Turtle Pointe, so we do not quote a return on remodeling.
The club describes Turtle Pointe as near River Park and bordering the preserve, and the record has no view or orientation field. A preserve side, a parking position or a walk to the neighborhood clubhouse and pool can matter to a buyer, so we document them on site and do not infer them.
A flat with a tenant in place sells subject to the lease, and a furnished flat is valued on the real estate only unless the contract says otherwise. We separate what conveys from what does not.
Eight flats were listed on September 29, 2026, from $429,900 to $675,000. Your value is set against those asks as much as the closings, and especially against the ones that have waited months. See the live competition section below.
Turtle Pointe at West Bay Club has 64 coach homes in 16 buildings, a $495,000 median across 10 MLS closings in 36 months, and eight homes for sale on September 29, 2026. A valuation built by floor, with the paperwork costs beside it, is the one that holds up.
Selling a Turtle Pointe coach home? Get a free Turtle Pointe at West Bay Club home valuation or Call Jesse direct at (239) 898-6072, and see how we would sell it.
Buying at Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873, start with our Turtle Pointe buyer's guide, or read how we represent buyers.
Turtle Pointe at West Bay Club homes sold in 10 marketed closings in the 36 months to September 29, 2026, from $475,000 to $705,000 at a $495,000 median, and 15 since May 2022. Every sale is listed below by month, price, bedrooms and area only, sorted by floor size so a valuation can start from the right group.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Eight closings in 60 months were ground-floor sizes (1,614 or 1,632 square feet). The MLS bedroom count includes dens and does not always match the county roll.
| Closed | Beds and baths (MLS) | MLS living area | List price | Sold price | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|
| May 2026 | 2 plus den, 2 | 1,632 | $519,900 | $485,000 | $297 | 123 |
| May 2026 | 3, 2 | 1,632 | $499,000 | $490,000 | $300 | 226 |
| May 2025 | 3, 2 | 1,632 | $629,900 | $600,000 | $368 | 159 |
| Aug 2024 | 2 plus den, 2 | 1,614 | $529,900 | $490,000 | $304 | 98 |
| Mar 2024 | 3, 2 | 1,614 | $499,900 | $475,000 | $294 | 12 |
| Feb 2024 | 3, 2 | 1,632 | $569,900 | $500,000 | $306 | 11 |
| Oct 2023 | 2 plus den, 2 | 1,632 | $495,000 | $480,000 | $294 | 3 |
| Apr 2023 | 3, 2 | 1,632 | $575,000 | $575,000 | $352 | 0 |
Six closings in 60 months were upper-floor sizes (2,040 or 2,044 square feet), and one 1,816 square foot home closed in between.
| Closed | Beds and baths (MLS) | MLS living area | List price | Sold price | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 plus den, 2 | 2,044 | $647,500 | $603,000 | $295 | 264 |
| Mar 2025 (other size) | 3, 2 | 1,816 | $649,900 | $620,000 | $341 | 23 |
| Jan 2024 | 3 plus den, 2 | 2,044 | $759,900 | $705,000 | $345 | 46 |
| Jun 2023 | 3, 2 | 2,044 | $725,000 | $700,000 | $342 | 14 |
| May 2023 | 3, 2 | 2,040 | $695,000 | $679,000 | $333 | 23 |
| Aug 2022 | 3, 2 | 2,044 | $650,000 | $650,000 | $318 | 1 |
| May 2022 | 3, 2 | 2,040 | $549,000 | $599,000 | $294 | 6 |
The $600,000 ground-floor closing of May 2025 and the $575,000 of April 2023 are the two highest ground-floor sales, at $368 and $352 per square foot. The other six ground-floor closings sit between $294 and $306 per foot, so these two stand apart. We do not know their condition, and we use them as context and not as the anchor, which is what a buyer's appraiser is likely to do as well.
One further transaction, in July 2024, was entered in the MLS after closing at $580,000 for a 1,614 square foot home. It was not marketed, has no days on market, and is excluded from every median. The county record also shows one ground-floor parcel selling in February 2024 at $385,000 and again in July 2024 at $580,000, and we treat neither as a benchmark.
| Window (to September 29, 2026) | MLS closings | Median sold | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 3 (small sample) | $490,000 | $297.18 | 226 | 93.3% |
| 24 months | 5 (small sample) | $600,000 | $300.25 | 159 | 95.3% |
| 36 months, first window with 10 or more | 10 | $495,000 (mean of $490,000 and $500,000) | $301.92 | 72 | 94.2% |
| 60 months | 15 | $599,000 | $306.37 | 23 | 95.4% |
The 24-month median of $600,000 sits above the 36-month median because the 24-month window holds two 2025 sales at $600,000 and $620,000 and an upper-floor sale at $603,000 beside only two ground-floor sales. A median that blends floors fits neither, which is why we value by floor.
Turtle Pointe at West Bay Club values rose from a $160,000 county median in 2003 to a $610,000 median in 2025, peaked in the 2022 and 2023 MLS record, and eased to $490,000 in 2026 to date. Recorded sales are a small sample each year, so we describe direction and not a precise rate.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; Southwest Florida MLS Matrix, pulled September 29, 2026)
The county's qualified recorded sales show 100 arm's-length sales across the 22 calendar years that have rows, with annual medians of $191,700 in 2000, $316,500 in 2001, $160,000 in 2003 and $320,000 in 2004. The file has no rows for 2002 or 2005 to 2008. After the 2009 median of $265,000, annual medians ran $196,000 to $244,000 through 2013, $240,000 in 2014 and $278,000 in 2015.
Medians moved from $266,250 in 2016 to $305,000 in 2017, $340,000 in 2018, $318,500 in 2019, $347,500 in 2020 and $370,000 in 2021. Each year holds two to seven sales, so the path is a description of direction. From the 2019 median to the 2023 median of $575,000 is an 81 percent rise.
The MLS shows 2022 and 2023 closings at medians of $624,500 and $627,000, sold at or above list in a median of 3.5 and 8.5 days. The county records $587,000 in 2022 and $575,000 in 2023. The two sources differ because they measure different samples, and both describe the highest level in the file.
The MLS median was $495,000 in 2024, $610,000 in 2025 on two sales and $490,000 in 2026 to September 29 on three. The county shows $495,000, $610,000 and $490,000. The median time on market rose from 29 days in 2024 to 91 in 2025 and 226 in 2026. Two ground-floor flats listed near $490,000 to $515,000 have waited more than 320 days.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2022 (May and August) | 2 | $624,500 | $599,000 to $650,000 | 3.5 | 104.6% |
| 2023 | 4 | $627,000 | $480,000 to $700,000 | 8.5 | 97.3% |
| 2024 | 4 | $495,000 | $475,000 to $705,000 | 29 | 92.6% |
| 2025 | 2 | $610,000 | $600,000 to $620,000 | 91 | 95.3% |
| 2026 to September 29 | 3 | $490,000 | $485,000 to $603,000 | 226 | 93.3% |
A value built on 2022 or 2023 closings is out of date, and a value built on the 2026 median alone blends floors. The right starting point is the most recent closings for your floor, read with the ask-versus-sold spread, and an honest statement of how few there are.
The differences that change a Turtle Pointe at West Bay Club value are floor, size and plan, age and condition of systems, flood elevation, setting, leasing status and furnishings. Two flats in the same building can differ by more than $100,000 on floor alone, per the county record since 2022.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026)
From 2022 through July 2026 the county recorded 11 ground-floor sales at a $490,000 median and 7 upper-floor sales at $603,000, a premium of about $113,000, or 23 percent (our arithmetic). From 2019 through 2021 it recorded 6 ground-floor sales at $322,500 and 8 upper-floor sales at $353,750. The premium widened.
The roll shows two sizes, 1,614 and 2,044 square feet. The MLS also shows 1,632, 1,816, 2,040, 2,060 and 2,260. They may be measurement differences or later changes, and the association's plans would settle it. We do not name floor plans, because no plan sheet is public.
The roll says two bedrooms on 54 parcels and three on 10. The MLS says three bedrooms on most closings and adds "plus den" to others, including upper-floor homes the roll calls two-bedroom. A den counted as a bedroom is common in marketing and is not a recorded fact, so we count the rooms on site.
| Year built (roll) | Buildings | Units |
|---|---|---|
| 1999 | 2 | 8 |
| 2000 | 7 | 28 |
| 2001 | 2 | 8 |
| 2002 | 1 | 4 |
| 2003 | 2 | 8 |
| 2004 | 2 | 8 |
| Total | 16 | 64 |
A building from 1999 or 2000 has roofs, windows, air-conditioning and plumbing that are 25 or more years old unless replaced. Buyers ask, and the answer moves the number. The county's permit records and the association's minutes show what was replaced and when.
All 14 buildings we could place on FEMA's flood layer are in Zone AE with an 11-foot base flood elevation. Whether a flat's living floor sits above that figure is documented on an elevation certificate, and a ground-floor flat is the one to check first. A certificate showing a comfortable margin supports a value, and one showing the floor below the base flood elevation will show up in the buyer's insurance quote.
A preserve-side or River Park-side setting, a quiet parking position, a tenant in place and a furnished sale all change what a buyer will pay, and none is in the public record. We document each on site and adjust in dollars, stating the reason.
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Online estimates miss on Turtle Pointe at West Bay Club homes because the neighborhood has 15 marketed closings in five years, two floor plans that sell for different prices, a market that changed between 2023 and 2026, and a club fee that an algorithm does not see. A small input change can move an estimate by tens of thousands.
An estimate tool that averages the neighborhood blends a $490,000 ground-floor median with a $664,500 upper-floor median. The blend fits neither flat. The spread between the two floors is larger than the gap between most online estimates and most closings.
Four of the five upper-floor closings before 2025 came in 2022 and 2023, when homes sold at or above list in days. A tool that weights them treats a 2022 price as today's price. A valuation that reads dates and days on market corrects for it.
Turtle Pointe Cove's $825,000 and $907,000 closings and Indigo Shores' larger homes sit close by and do not compare. An algorithm measuring distance may pull them in. We keep each neighborhood's sales apart.
A written comparable set built by someone who has read each closing, walked the flat and checked the documents gives a range with reasons. Automated tools are fine for curiosity, and they are a starting point at best. Our seller guide explains how we price once the number is known.
Turtle Pointe at West Bay Club values run about one-quarter below Indigo Shores at West Bay Club: a $495,000 median over 36 months against $675,000, with Turtle Pointe's smaller flats costing more per square foot at $301.92 against $293.21. Indigo Shores sells faster, at 44 median days against 72.
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 at West Bay Club | Indigo Shores at West Bay Club |
|---|---|---|
| Residential parcels (2026 roll) | 64 | 92 |
| Built (roll) | 1999 to 2004, median 2000 | 1999 to 2004, median 2001 |
| Heated area (roll) | 1,614 to 2,044, median 1,829 | 1,901 to 2,399, median 2,150 |
| Bedrooms (roll) | 54 with two, 10 with three | 40 with two, 52 with three |
| MLS, 12 months | 3 closings, $490,000 median (small sample) | 8, $649,500 |
| MLS, 24 months | 5, $600,000 (small sample) | 13, $650,000 |
| MLS, 36 months | 10, $495,000 | 18, $675,000 |
| MLS, 60 months | 15, $599,000 | 29, $695,000 |
| Median $ per MLS sq ft, 36 months | $301.92 | $293.21 |
| Median days on market, 36 months | 72 | 44 |
| Median sold-to-list, 36 months | 94.2% | 94.7% |
| Active listings, September 29, 2026 | 8, median ask $524,900 | 1 at $779,900 (2,748 sq ft) |
| Months of supply (12-month pace) | 32.0 | 1.5 |
| County qualified sales, since September 29, 2025 | 3, $490,000 median | 8, $649,500 median |
| County qualified sales, 2025 | 2, $610,000 median | 6, $775,000 median |
Size and plan. Indigo Shores' roll heated areas run from 1,901 to 2,399 square feet, larger than Turtle Pointe's 1,614 to 2,044, and more of its homes have three bedrooms on the roll. Over 36 months Turtle Pointe sat $180,000 below Indigo Shores at the median, about 27 percent.
Location inside the gates, the club, the flood zone and the build era are the same. Both are Zone AE at every tested point, both fall under the same club's published closing charges and both associations filed on December 7, 1999. Those factors do not explain a value difference, and you should not let a buyer or an agent claim that they do.
If you own a Turtle Pointe flat, your value is not Indigo Shores' value less a fixed percentage. It is your floor's closings. Use the comparison to understand the buyer's alternatives, and see what an Indigo Shores home is worth on our Indigo Shores valuation page.
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turtle Pointe at West Bay Club is the lowest-valued neighborhood of the West Bay Club group that trades regularly, with a $490,000 12-month median on 3 closings, against $649,500 at Indigo Shores and $701,250 at Jasmine Bay. Our West Bay Club valuation guide covers the whole community.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Neighborhood | Units | Regime | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
| Jasmine Bay | 217 | Condominium (two towers) | 2007 | 18 | $701,250 |
| Indigo Shores at West Bay Club | 92 | Condominium | 1999 to 2004 | 8 | $649,500 |
| 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 roll | Unresolved | 2003 to 2005 | 2 | $866,000 (small sample) |
| The Island at West Bay Club | none built, 86 planned | Condominium, not yet declared | Under construction | 0 | none (8 active) |
Turtle Pointe is the entry rung of a ladder that runs to $2,700,000. A seller who compares their flat with a tower resale at Jasmine Bay or a home at Indigo Shores will overshoot, and a buyer who does the same will expect a discount. The value lives in the neighborhood's own closings.
Turtle Pointe Cove has its own association, a different product and two closings at $825,000 and $907,000 in 12 months. A buyer, an appraiser or a tool that mixes the two will overstate a Turtle Pointe value. Our Cove guide treats it on its own terms.
The live competition says a Turtle Pointe at West Bay Club flat is worth less than most sellers ask: 8 homes were listed on September 29, 2026, with a median ask of $524,900 and a median of 179.5 days on market, and the two ground-floor listings have waited 361 and 326 days. Asks are not values.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| List price | MLS beds and baths | MLS living area | Days on market |
|---|---|---|---|
| $675,000 | 2, 2 | 2,044 | 328 |
| $599,000 | 3, 2 | 2,044 | 32 |
| $549,000 | 3, 2 | 2,260 | 136 |
| $529,900 | 3, 2 | 2,060 | 210 |
| $519,900 | 3, 2 | 2,040 | 149 |
| $514,900 | 3, 2 | 1,632 | 326 |
| $490,000 | 2 plus den, 2 | 1,614 | 361 |
| $429,900 | 3 plus den, 2 | 2,040 | 126 |
Six of the eight listings are upper-floor sizes, asking $429,900 to $675,000 with a median of $539,450, and the last two upper-floor closings were $603,000 and $705,000. The $675,000 ask has waited 328 days and the $599,000 ask 32 days. Two ground-floor listings ask $490,000 and $514,900 against a $490,000 ground-floor closing median. An ask that has waited a year is a data point about the ask.
Eight listings against 3 closings in 12 months is 32.0 months, and against 10 in 36 months about 29 months (our arithmetic). Supply at this level caps prices and stretches timelines, and it is why a valuation has to include what a buyer can buy instead.
All 10 closings in 36 months sold below final list, at a median 94.2 percent and a median $32,400 below it. A buyer expects to negotiate, so a list price two steps above value is one negotiation away from a price reduction.
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The best time to have a Turtle Pointe at West Bay Club home valued is before you decide, and ideally in the fall, since 11 of the 15 marketed closings since May 2022 closed from January through June. A valuation in autumn leaves time to prepare documents and list before the new year.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Eleven of the 15 marketed closings since May 2022 closed from January through June and 4 from August through October. Fifteen is a small sample, so it is a pattern and not a rule, but contracts written in winter close in spring.
Values move with the closings, so a valuation is a snapshot. Three new closings can shift the 12-month median by tens of thousands. If you are six months from listing, ask for an update when you are three months away.
People ask for a Turtle Pointe valuation to sell, to rent, to settle an estate, to divide property in a divorce, to plan a move or out of curiosity. Tell us the reason, because it changes what we include: a net sheet for a sale, a rental comparison for a lease, the closings for a legal purpose.
A buyer's costs reduce what a buyer will pay for a Turtle Pointe at West Bay Club flat: the club's published $15,450 closing charges, about 3.1 percent of a $495,000 price, the condominium association's unpublished dues, flood and wind insurance, and property tax. A buyer prices the total, not the asking price.
West Bay Club's estoppel page lists a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee. The page does not say which party pays, so the contract decides. At $603,000 the charges are 2.6 percent of the price, and at $475,000, 3.3 percent (our arithmetic).
The condominium association's dues are not published on any public record we found, and the estoppel states them. Until a buyer sees the certificate the carry is an estimate, and a flat whose dues are explained wins the comparison over one whose dues are not.
A buyer putting 20 percent down on a $490,000 flat borrows $392,000. At the 7.03 percent 30-year average published by Freddie Mac for the week of September 24, 2026, principal and interest is about $2,616 a month (our arithmetic), before the association's dues, the master fee, property tax and insurance. The rate moves weekly, and a buyer's actual rate depends on the loan.
A financed buyer in Zone AE must carry flood insurance, and every condominium buyer needs an HO-6 policy. We publish no Turtle Pointe premium because no public source does, and a buyer's quote shapes the offer. Our buyer guide explains how buyers price it.
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida rules shape a Turtle Pointe at West Bay Club sale price by giving the buyer a condominium document package and a 7-day review window under Section 718.503, capping the estoppel fee at $299 under Section 718.116, and requiring a property tax summary and a flood disclosure. Each one can turn into a negotiation over price.
The seller provides, at the seller's expense, the declaration, articles, bylaws and rules, the financial statement and budget and other items, and the contract carries a clause that either acknowledges receipt more than 7 days before signing or lets the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays. A buyer who reads a weak budget can renegotiate.
The estoppel certificate states dues, special assessments and amounts owed. A surprise in it can reopen price, and Florida caps its fee at $299 for a current account with delivery within 10 business days under Section 718.116.
Section 689.261 requires a property tax disclosure summary, and Section 689.302 requires the seller to disclose known flood damage, flood claims and flood assistance at or before the contract. A yes on the flood form invites questions about price.
Florida's milestone inspection and structural integrity reserve study rules cover buildings of three or more habitable stories, and Turtle Pointe's buildings appear to be two stories, so the trigger appears not to apply. Reserves still matter, and a buyer reading a 25-year-old building's budget will price the roof.
What moves the number before you list a Turtle Pointe at West Bay Club home are documents, condition and price discipline: a ready estoppel and budget, a flat that shows its floor plan, evidence on the roof and air-conditioning, and a list price close to the recent closings for your floor.
A seller with the declaration, rules, budget and reserve schedule ready moves first in a market with eight listings. Order the estoppels early, because the club and the association each take time to issue them.
A 25-year-old air handler, an aging water heater and a roof of unknown age are the items that become credits. Gather permits and invoices, and decide in advance whether to repair or to credit.
Show an upper-floor flat's light and storage and an entry-level flat's outdoor space. Clear the floor plan so a buyer comparing three flats in a morning can read it.
The two flats listed above the closings have waited a year. Our seller guide shows the pricing method and the costs, and the valuation gives the range to start from.
A Turtle Pointe at West Bay Club seller nets the sale price less documentary stamps, the owner's title premium, the estoppel fee, any club charges the contract assigns, prorations, commission and the mortgage payoff. At $495,000 the statutory and club items run about $21,764 before commission and payoff.
Data updated: September 2026 (Florida Department of Revenue and Florida statutes; Southwest Florida MLS Matrix, pulled September 29, 2026)
These estimate the statutory and promulgated items only, before commission, prorations and payoff, using real closing prices from the tables above. In Lee County the seller customarily pays documentary stamps at $0.70 per $100 and the owner's title policy, and the contract controls.
| Sale price | Doc stamps at $0.70 per $100 | Owner's title premium (estimate) | Condominium estoppel cap | Club charges if the seller pays all three | Club charges as a share of price |
|---|---|---|---|---|---|
| $475,000 | $3,325 | $2,450 | $299 | $15,450 | 3.3% |
| $490,000 | $3,430 | $2,525 | $299 | $15,450 | 3.2% |
| $500,000 | $3,500 | $2,575 | $299 | $15,450 | 3.1% |
| $603,000 | $4,221 | $3,090 | $299 | $15,450 | 2.6% |
| $705,000 | $4,935 | $3,600 | $299 | $15,450 | 2.2% |
Doc stamps of $3,465, an owner's title premium of about $2,550 and an estoppel of up to $299 total about $6,314. If the contract assigns all $15,450 of club charges to the seller, the items total about $21,764, or 4.4 percent of the price. Commission is negotiated and is not included, and neither are prorations, settlement fees and your payoff.
Since August 17, 2024 commissions are negotiable and buyer-broker offers are no longer advertised in the MLS, per the National Association of REALTORS. We put our fee and any buyer-side incentive in writing before you sign anything.
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Renting a Turtle Pointe at West Bay Club flat is possible but unproven on the public record, because the condominium association's minimum lease term, frequency limit and approval process are not published. Sell if the sale value meets your goal, and rent only after the manager confirms the rules in writing.
We publish no Turtle Pointe rental rate, cap rate or lease rule, because none is public and we have not read the declaration. Anyone who quotes you rental income for a flat here without the lease rules is guessing.
Ask for the minimum lease term, the number of leases allowed a year, the tenant application and its fee, pet rules for tenants, how gate and amenity access pass to a tenant and the association's insurance rules for a rented unit.
If the flat is worth about $490,000, selling nets the price less about $6,300 in statutory costs, the club charges if the contract assigns them and commission. Keeping means carrying the dues, assessment, insurance and tax, with rent unknown. We will run both on request, as numbers.
Turtle Pointe at West Bay Club owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales on your own floor and size, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales for your floor and size with dates and days on market, a per-square-foot analysis on MLS living area, the eight live listings with their price histories, your flat's position on the ladder with reasons, the fee stack your buyer will underwrite, and a value range. Request it through our McGreevy and Comisar valuation form.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Jesse builds every valuation himself. In a neighborhood where a 1,632 square foot flat sold for $600,000 in 2025 and $485,000 in 2026, the evidence should come before the commitment. See how we would then sell your Turtle Pointe home.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your floor and what you are trying to decide.
Turtle Pointe at West Bay Club owners who decide to sell get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a neighborhood with two floors at two prices, unpublished dues and a club closing charge rewards floor-level pricing and a documents file ready on day one.
Data updated: September 2026
If you're searching for a Turtle Pointe at West Bay Club listing agent, or thinking, "I need someone to sell my Turtle Pointe at West Bay Club home," here is the short version of everything above. We value your flat from its own floor's closings, build the documents file before the first showing, market to the buyers who buy here and negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Turtle Pointe buyer guide, and see how we represent buyers in Estero.
The record shows a peak in 2022 and 2023 and a median of $490,000 in 2026, and no sale tells us when it turns. A seller who can wait should compare the cost of waiting with the cost of a lower price, and we run both.
Only if a flat of your floor and size has closed near it. Two ground-floor listings at $490,000 and $514,900 have waited 361 and 326 days, so an ask is a hope and a closing is a fact.
We hold no public record of renovation spending here. We compare your finishes with the closings for your floor and tell you whether an update is likely to pay.
Lenders order their own appraisal. A valuation from us is a good way to understand the range, and the closings can support your lender's appraiser.
Yes. We value the real estate subject to the lease and explain what the lease does to the price and the buyer pool.
Ask each team for its comparable set by floor, its explanation of the condominium, master and club layers and its plan for the estoppels. Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Turtle Pointe at West Bay Club realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
A value is only useful when it becomes a plan. We send ideas and adjustments as the record changes.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A re-valuation of a listing that has sat is one of the most common requests we get, and in a market with eight listings it is often the first step.
★★★★★ "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
A valuation that holds up through a sale is the reason owners come back, and a repeat client is the best measure of it.
Turtle Pointe at West Bay Club specialists matter for a valuation because the facts that move the number are not in a listing feed: a floor premium of about $113,000, a market that changed between 2023 and 2026, a club charge of $15,450, an unpublished association fee and a flood map that covers every building we tested.
As one of the Top 1% Real Estate Agents Nationally Since 2008, Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar. He builds the valuations, the comparable sets and the net sheets. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks the flat, checks the condition and handles the field side of a sale. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a flat off the neighborhood median, ignore the floor, use Turtle Pointe Cove or Indigo Shores sales, weight 2022 prices, forget the club's charges or quote the flood zone for the whole community. Each mistake moves the number.
Turtle Pointe at West Bay Club owners who are also buying can coordinate both with McGreevy and Comisar, so the valuation, the sale and the purchase share one timeline. Marc Comisar represents buyers across Estero, Bonita Springs, Naples and Fort Myers, and we plan the contract dates together.
The value of your flat sets your budget. We line up the closing dates, the estoppel windows and any rent-back you need. Start with our Turtle Pointe buyer guide if the next home is inside the same gates.
Many owners move from a Turtle Pointe flat to an Indigo Shores home or a tower. Our West Bay Club buyer guide covers the community, and our Indigo Shores valuation page shows what the next rung is worth.
These are the questions owners ask most about what a Turtle Pointe at West Bay Club home is worth, how a value is built, what moves it and what comes next, answered from the MLS and the public records cited below. Each answer names Turtle Pointe at West Bay Club, and we state plainly where the record is thin.
It depends on the floor and size. Ground-size flats closed at a $490,000 median in 36 months (n = 7) and upper-size flats at $603,000 and $705,000 (n = 2, a small sample). Request a free valuation and Jesse will match your floor, size and condition.
$495,000 over the 36 months to September 29, 2026 (n = 10, the mean of $490,000 and $500,000). The 12-month median is $490,000 (n = 3, a small sample), and the 60-month median is $599,000 (n = 15).
The 36-month median is $301.92 per square foot of MLS living area (n = 10). Over 60 months ground-size flats ran $301.92 and upper-size flats $325.42 (our arithmetic on per-sale values).
Three, in the 12 months to September 29, 2026, at a $490,000 median (a small sample). Over 36 months there were 10 closings, and over 60 months 15 marketed closings.
Down from the 2023 peak. The MLS median was $627,000 in 2023 (n = 4) and $490,000 in 2026 (n = 3), and the county median was $575,000 in 2023 and $490,000 in 2026. Small samples describe direction, not a rate.
Timing, condition and setting. Two 1,632 square foot flats closed at $600,000 in May 2025 and $485,000 in May 2026, and the record has no view or condition field. We read each sale's date, days on market and sold-to-list.
Since 2022 the county record shows upper-size sales at a $603,000 median (n = 7) and ground-size sales at $490,000 (n = 11), a premium of about $113,000 or 23 percent. Both figures rest on small samples.
Slightly. Turtle Pointe's 36-month median is $301.92 per square foot against $293.21 at Indigo Shores, because its smaller flats cost more per foot, though Indigo Shores homes cost more in dollars.
The 36-month median is 72 days (n = 10) and the 12-month median is 226 days (n = 3, a small sample), with a range of 3 to 264 days in 36 months.
All 10 closings in 36 months sold below final list, at a median 94.2 percent, or a median $32,400 below it. Only one of the 15 marketed closings since May 2022 sold above final list.
Eight were listed on September 29, 2026, from $429,900 to $675,000 with a $524,900 median ask. That is about 32 months of supply at the 12-month pace, which caps values.
It favors buyers: heavy supply, every closing below list and a 12-month median of 226 days. A flat priced to the recent closings can still sell, and one priced above them waits.
No. Two ground-floor listings at $490,000 and $514,900 have waited 361 and 326 days. A closing is a fact and an ask is a hope.
All 14 buildings we could test are in Zone AE with an 11-foot base flood elevation, so financed buyers must carry flood insurance. A building's elevation certificate can support or weaken a value.
They change what a buyer will pay. The club lists a $15,000 community contribution, $350 transfer fee and $100 estoppel request fee, $15,450 in all, about 3.1 percent of a $495,000 price, and the contract decides who pays.
Yes, but they are not published. The estoppel states them, and a buyer will compare your flat's carry with Indigo Shores and other choices.
Permits and invoices for updates, the roof and air-conditioning ages, the elevation certificate, the wind mitigation report, and the budget and reserve schedule. They turn adjustments into evidence.
We hold no public record of renovation spending here, so we cannot state a return. We compare your finishes with the closings for your floor and adjust in dollars with reasons.
The buyer takes the lease, which narrows the buyer pool and may need association approval. We value the real estate subject to the lease and explain the effect.
A $580,000 sale in July 2024 was entered after closing and not marketed, so it has no days on market. It is listed and excluded from every median.
They average a small, mixed set of sales across two floors and a market that moved, and they do not see the club's charges. A written comparable set by floor is the better tool.
No. Turtle Pointe Cove is a separate enclave with its own association and closings at $825,000 and $907,000. Its sales are not Turtle Pointe comparables.
At $495,000 the statutory items are about $6,314 (doc stamps $3,465, title about $2,550, estoppel up to $299), and $21,764 if the contract assigns all $15,450 of club charges to the seller, before commission and payoff.
By Lee County custom the seller pays both, and the contract controls. Documentary stamps are $0.70 per $100 of the price.
The Section 718.503 condominium documents at your expense, a property tax disclosure under Section 689.261, a flood disclosure under Section 689.302 and known material defects under Johnson v. Davis.
Florida's rules cover buildings of three or more habitable stories, and Turtle Pointe's buildings appear to be two stories, so the trigger appears not to apply. The association's reserves still matter to a buyer.
The association's lease rules are not published. Get the minimum term, frequency limit and approval process from the manager in writing before you decide.
Recent closings lean to spring: 11 of the 15 marketed closings since May 2022 closed from January through June. List before the new year if you can.
Commissions are negotiable, buyer-broker offers are no longer advertised in the MLS and buyers sign written agreements before touring. We discuss our fee in writing before you sign.
With few recent closings an appraiser has few comparables. We supply the closings for your floor, and pricing to them lowers the risk.
No. The valuation is free and carries no obligation. Request it at the link above or call Jesse at (239) 898-6072.
McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, read every marketed closing here by floor and show the arithmetic.
Turtle Pointe at West Bay Club owners and buyers work directly with Jesse McGreevy and Marc Comisar of Domain Realty, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and read every recent Turtle Pointe sale and public record in West Bay Club before writing this guide. Learn more about our team.
If you are valuing a Turtle Pointe at West Bay Club home, the work begins with the floor: a 1,614 or 1,632 square foot ground-floor flat or a 2,044 square foot upper-floor flat, and where it sits on its ladder of closed sales. It continues with the condominium paperwork, the club's closing charges and the flood file that a buyer will read. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing this kind of comparison across Southwest Florida.
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. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Turtle Pointe at West Bay Club realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Valuing your Turtle Pointe at West Bay Club home? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Every fact on this Turtle Pointe at West Bay Club valuation guide traces to a primary record below: West Bay Club's own pages, Florida records and statutes, Lee County and Village of Estero records, FEMA and the National Hurricane Center. Parcel and sale facts come from the county roll, the recorded-sales file and the Southwest Florida MLS.
Data sets read directly, without a public link:
Turtle Pointe at West Bay Club's key documents are published by the State of Florida, Lee County, FEMA and the National Hurricane Center; the table links each to its issuing authority. The recorded declaration is available through the Lee County Clerk's official records, and the condominium estoppel through the association's manager.
| Document | What it tells you | Authority source |
|---|---|---|
| Condominium registry extract, Lee County (includes Turtle Pointe at West Bay Club) | The state register's record of the project, unit count and status | Florida Division of Condominiums (CSV) |
| Lee County Flood Insurance Study, Volume 1 | The flood study behind the county's revised preliminary maps | Lee County Community Development (PDF) |
| Flood Map Revalidation Document | The map revalidation that accompanies the November 17, 2022 panels | Lee County Community Development (PDF) |
| Tropical Cyclone Report, Hurricane Ian (2022) | The federal storm record for September 2022 | National Hurricane Center (PDF) |
| Tropical Cyclone Report, Hurricane Milton (2024) | The federal storm record for October 2024 | National Hurricane Center (PDF) |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation form insurers use for discounts | Florida Office of Insurance Regulation (PDF) |
| House staff analysis of HB 979 (2024) | The estoppel fee caps of $299, $119 and $179 | Florida Senate (PDF) |
| Florida Department of Revenue PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| Declaration, budget, rules and estoppel for Turtle Pointe at West Bay Club | Fees, any special assessment and whether approval is required | Ordered through the association's manager and, for charges, the club; see the club estoppel page |
You reach the Turtle Pointe at West Bay Club 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 picture stays on our Turtle Pointe at West Bay Club guide, 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.