Estero, Florida
Find out what your West Bay Club home is worth with a free valuation from McGreevy and Comisar. We price from closed sales in your own neighborhood and size range, not an automated estimate. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
What is your West Bay Club home worth? West Bay Club is a gated, member-owned community of roughly 704 built residences, and 51 of them closed on the Southwest Florida MLS in the last 12 months, from $485,000 to $4,500,000, so the honest answer starts with your neighborhood and your size, not the community median. This page shows how we value a West Bay Club home and what the closed sales say, and it sits beside our full West Bay Club community guide. If you are also comparing listing teams, see our guide to the best real estate agents in Estero.
The West Bay Club seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the West Bay Club buyer guide shows the other side of the table.
Valuing a home elsewhere in the village? Our guides to Estero home valuations, Meadows of Estero home valuations and Lakes of Estero home valuations use the same record-first method. Ready to list after you see the number? Our Estero seller guide covers the sale, and our Estero buyer guide covers the next purchase.
McGreevy and Comisar are the best realtor for valuing a West Bay Club home because we value each neighborhood against its own recent closings and read the club and association paperwork before we quote a number. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy writes the valuation, and Marc Comisar walks the home. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive south of the US-41 gate. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Recent West Bay Club market record (12 months to September 29, 2026): 51 closed sales · $64,913,000 in total volume · $930,000 median sold price · $427 median price per square foot of living area · a range of $485,000 to $4,500,000 · a median 87 days on market · a median 93.5% of list price · 27 active listings on September 29, 2026, asking $429,900 to $10,099,000. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: West Bay Club community guide].
Honors and recognition:
Those are career honors across Lee and Collier County.
We do not claim a West Bay Club closing of our own in the last 12 months that we cannot show you, and we do not cite an automated estimate as a value. Every price on this page is a closed sale from the Southwest Florida MLS, a county recorded sale or a published document, and the sections that depend on the club's private terms say so where they begin.
This valuation guide answers what your home is worth. For the steps, costs and paperwork of a sale, see our Estero seller guide, and for a purchase see our Estero buyer guide.
West Bay Club owners who read nothing else on this page should know these nine facts, each sourced below. They decide your number more than any online estimate will, and each is specific to this gated, member-owned community on the gulf side of US-41.
West Bay Club owners can use the links below to jump to the sales, the trend, the neighborhood differences, why online estimates miss, the Saltleaf comparison, the live competition, 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 West Bay Club · Key Takeaways
The Essentials: What Is My West Bay Club Home Worth? · How Is a West Bay Club Home Actually Valued? · What Have West Bay Club Homes Sold For in the Last 12 Months? · How Have West Bay Club Home Values Changed Over Time? · Which Neighborhood Differences Change a West Bay Club Value? · Why Do Online Estimates Miss on West Bay Club Homes? · West Bay Club vs Saltleaf: How Do Their Values Compare?
The Details: How Do West Bay Club Values Compare With Nearby Estero Communities? · What Does the Live Competition Say About a West Bay Club Value? · When Is the Best Time to Have a West Bay Club Home Valued? · What Do a West Bay Club Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a West Bay Club Sale Price? · What Moves the Number Before You List a West Bay Club Home? · What Will You Net From a West Bay Club Sale?
Questions, Contacts and Sources: Should You Rent or Sell Your West Bay Club Home? · How Do You Get a Free West Bay Club Home Valuation? · Thinking of Selling Your West Bay Club Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a West Bay Club Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in West Bay Club
More: Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the West Bay Club Valuation Team Today?
West Bay Club homes sold for $485,000 to $4,500,000 in the last 12 months, with a $930,000 median at $427 per square foot, and your home's value depends on which of three groups it belongs to: towers at $701,250, carriage homes at $640,000 or single-family homes at $1,787,500, per the Southwest Florida MLS.
Data updated: September 2026
| Neighborhood (MLS subdivision field) | Closed, last 12 months | Median sold, 12 months | Median $ per sq ft, 12 months | Median days on market, 12 months | Active on Sept 29, 2026 | Closed, last 60 months | Median sold, 60 months |
|---|---|---|---|---|---|---|---|
| Jasmine Bay North | 13 | $702,500 | $396 | 123 | 3 | 35 | $920,000 |
| Indigo Shores | 8 | $649,500 | $286 | 59 | 1 | 29 | $695,000 |
| Nature's Cove | 8 | $1,662,500 | $559 | 31.5 | 0 | 19 | $1,537,500 |
| Jasmine Bay South | 5 | $660,000 | $374 | 165 | 4 | 29 | $900,000 |
| Riverbrooke | 3 | $3,000,000 | $721 | 0 | 1 | 12 | $2,912,500 |
| Sunset Trace | 3 | $1,115,000 | $421 | 113 | 0 | 11 | $1,200,000 |
| Turtle Pointe | 3 | $490,000 | $297 | 226 | 8 | 15 | $599,000 |
| Laurel Oaks | 2 | $2,187,500 | $584 | 56 | 0 | 4 | $2,070,682 |
| Turtle Pointe Cove | 2 | $866,000 | $460 | 39 | 0 | 9 | $708,000 |
| Westlake Court | 2 | $2,700,000 | $919 | 180.5 | 0 | 11 | $2,683,000 |
| Chapel Ridge | 1 | $2,100,000 | $669 | 32 | 2 | 9 | $2,080,000 |
| West Bay Club (main MLS label) | 1 | $1,520,000 | $567 | 87 | 0 | 10 | $1,625,000 |
| The Island at West Bay Club | 0 | none sold | none sold | none sold | 8 | 0 | none |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 12 months to September 29, 2026, pulled September 29, 2026; the MLS spells two names Turtle Point, and the main West Bay Club label holds homes the MLS did not assign to a neighborhood. A median of two or three sales is shown for reference only. [Source: West Bay Club community guide]
| Living area (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale |
|---|---|---|---|---|---|
| Under 2,000 sq ft | 12 | $685,000 | $388 | $485,000 | $1,050,000 |
| 2,000 to 2,499 sq ft | 16 | $667,500 | $317 | $535,000 | $1,440,000 |
| 2,500 to 2,999 sq ft | 14 | $1,568,750 | $538 | $700,000 | $2,700,000 |
| 3,000 to 3,999 sq ft | 7 | $2,100,000 | $644 | $1,900,000 | $3,000,000 |
| 4,000 sq ft and up | 2 | $3,687,500 | $631 | $2,875,000 | $4,500,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 12 months to September 29, 2026; living area is the MLS figure. [Source: West Bay Club community guide]
| Product group (from the MLS subdivision field) | Closed sales, 12 months | Median sold | Median $ per sq ft | Median days on market | Median sold as % of list | Range |
|---|---|---|---|---|---|---|
| Jasmine Bay towers (North and South) | 18 | $701,250 | $396 | 142 | 93.5% | $525,000 to $1,440,000 |
| Carriage homes (Indigo Shores, Turtle Pointe) | 11 | $640,000 | $295 | 105 | 94.3% | $485,000 to $885,000 |
| Single-family, villas and estates (all other labels) | 22 | $1,787,500 | $563 | 58 | 93.6% | $825,000 to $4,500,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 12 months to September 29, 2026; towers are the Jasmine Bay condominiums, carriage homes are the Indigo Shores and Turtle Pointe condominiums, and single-family includes villas and estates. [Source: West Bay Club community guide]
| Sold price tier (12 months) | Closed sales | Median sold | Median days on market | Median sold as % of list |
|---|---|---|---|---|
| Under $1,000,000 | 26 | $665,000 | 104.5 | 94.0% |
| $1,000,000 to $1,999,999 | 18 | $1,568,750 | 58.5 | 92.8% |
| $2,000,000 and up | 7 | $2,700,000 | 85 | 91.5% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 12 months to September 29, 2026. [Source: West Bay Club community guide]
Homes under $1,000,000 numbered 26 with a $665,000 median and 104.5 median days on market; homes from $1,000,000 to $1,999,999 numbered 18 at $1,568,750 and 58.5 days; and homes of $2,000,000 and up numbered 7 at $2,700,000 and 85 days. The higher the tier, the fewer the sales and the wider the reasonable range, which is why a written valuation gives you a range with reasons and not a single figure.
The $930,000 median blends a $485,000 Turtle Pointe carriage home with a $4,500,000 Riverbrooke estate. Eight 1,766-square-foot Jasmine Bay tower homes alone sold across a $525,000 spread in one year. A number that ignores the neighborhood, the floor, the view and the condition is a guess, and we do not guess.
Start with the form on this page. Jesse follows up with a written opinion of value built from closed sales in your neighborhood and size range, the live competition, your fee stack and a net sheet. Call Jesse direct at (239) 898-6072 if you would rather talk first.
If you want a number for your own address, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants to know what a West Bay Club home is worth before you offer, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A West Bay Club home is valued in nine steps: confirm the neighborhood and legal form, confirm living area, select comparable sales, adjust for time, adjust for condition and systems, adjust for position and view, read the flood zone, add the fee stack and test the result against today's competition. Each step below uses West Bay Club facts.
West Bay Club has seven sub-associations, and the condominium neighborhoods sit under Chapter 718 while the master association and Westlake Court sit under Chapter 720, per our community guide [Source: West Bay Club community guide]. The legal form decides the paperwork a buyer will read and the comparable set we pick, so it comes first.
We use the MLS living-area figure for every comparable and for your home, because price per square foot only works when both sides use the same measure. Where the county and the MLS disagree, we say which we used.
We take closings from the last 6 to 12 months in your neighborhood and size range, and widen the window only when fewer than 10 exist, naming the window each time. A comparable in a different product, such as a tower against an estate, is a reference, not a comparable.
Prices in a market with 87 median days and 6.4 months of supply do not stand still, so we date-adjust older sales against the neighborhood's own trend and never against the community-wide median.
Roof, air conditioning, water heater, windows, storm protection and lanai condition differ across buildings that range from 1999 carriage homes to 2007 towers to villas built between 2015 and 2022. We price each against a buyer's inspector, not against a listing photo.
A high-floor Gulf-view tower, a fairway, lake or preserve frontage, and a corner or cul-de-sac lot each carry a different premium, and we value each against sales of the same type.
Our community guide places the Beach Club in Zone VE, the Jasmine Bay ground floors in Zone AE and much of the Williams Road enclave in Zone X, so we print the zone for your address and never quote the community's [Source: West Bay Club community guide].
A buyer underwrites the master assessment, the sub-association dues, any Premier or Social club dues, property tax and insurance. A home with a higher fee stack has to close the gap in price, so we state it beside the number.
We compare the result with the 27 active listings and the price histories of your closest competitors, because a buyer compares your asking price with theirs. A value that ignores active listings is only half a valuation.
West Bay Club has one master association over seven sub-associations, an equity golf club and prices from $485,000 to $4,500,000, so a valuation here rewards local knowledge. If you are valuing a home in Estero, get a free West Bay Club home valuation or call Jesse direct at (239) 898-6072. If you are also buying a home in Estero, start your home search with Marc or call Marc at (239) 287-5873.
West Bay Club recorded 51 closed sales from September 29, 2025 to September 29, 2026, for $64,913,000 in volume, at a $930,000 median, 87 median days on market and 93.5% of list price. The table below lists every one, so you can find the homes closest to yours.
Data updated: September 2026
Beds and baths are as the MLS reports them: 3+Den/3(1) means three bedrooms plus a den, three full baths and one half bath. Owner names and street addresses are not in the pull and are not shown.
| Sold | Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|---|
| Sep 15, 2026 | Nature's Cove | 4+Den/3(0) | 2,967 | $1,650,000 | $556 | 66 | 94.3% |
| Aug 21, 2026 | Nature's Cove | 3+Den/2(0) | 2,984 | $1,900,000 | $637 | 0 | 95.2% |
| Aug 17, 2026 | Chapel Ridge | 3+Den/3(0) | 3,138 | $2,100,000 | $669 | 32 | 91.5% |
| Aug 3, 2026 | Turtle Pointe | 3+Den/2(0) | 2,044 | $603,000 | $295 | 264 | 93.1% |
| Jul 31, 2026 | Jasmine Bay South | 3 Bed/3(0) | 1,766 | $740,000 | $419 | 172 | 96.2% |
| Jul 31, 2026 | Jasmine Bay South | 3 Bed/3(0) | 1,766 | $640,000 | $362 | 0 | 93.4% |
| Jul 8, 2026 | Jasmine Bay North | 3 Bed/3(0) | 2,150 | $700,000 | $326 | 381 | 93.5% |
| Jun 29, 2026 | Jasmine Bay North | 3 Bed/3(1) | 2,342 | $925,000 | $395 | 225 | 92.6% |
| Jun 16, 2026 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $670,000 | $379 | 58 | 92.4% |
| Jun 11, 2026 | Westlake Court | 3+Den/3(1) | 2,864 | $2,700,000 | $943 | 227 | 93.3% |
| Jun 8, 2026 | Turtle Pointe Cove | 3 Bed/2(0) | 1,781 | $825,000 | $463 | 78 | 94.2% |
| Jun 5, 2026 | Nature's Cove | 3+Den/3(0) | 2,981 | $1,675,000 | $562 | 0 | 95.2% |
| Jun 2, 2026 | Turtle Pointe Cove | 3 Bed/3(1) | 1,989 | $907,000 | $456 | 0 | 94.6% |
| May 29, 2026 | Turtle Pointe | 2+Den/2(0) | 1,632 | $485,000 | $297 | 123 | 93.3% |
| May 28, 2026 | Jasmine Bay South | 3 Bed/3(0) | 2,150 | $580,000 | $270 | 192 | 95.4% |
| May 20, 2026 | Indigo Shores | 3 Bed/2(1) | 2,060 | $649,000 | $315 | 105 | 96.9% |
| May 18, 2026 | Laurel Oaks | 4 Bed/4(0) | 3,577 | $1,975,000 | $552 | 27 | 84.1% |
| May 15, 2026 | Jasmine Bay North | 3 Bed/3(1) | 2,342 | $1,000,000 | $427 | 3 | 80.1% |
| May 15, 2026 | Indigo Shores | 3+Den/3(0) | 2,748 | $700,000 | $255 | 155 | 87.6% |
| May 15, 2026 | Indigo Shores | 3 Bed/2(1) | 2,293 | $640,000 | $279 | 162 | 94.3% |
| May 8, 2026 | Jasmine Bay North | 3 Bed/3(0) | 2,150 | $685,000 | $319 | 93 | 94.5% |
| May 5, 2026 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $525,000 | $297 | 222 | 87.6% |
| May 4, 2026 | Turtle Pointe | 3 Bed/2(0) | 1,632 | $490,000 | $300 | 226 | 98.2% |
| Apr 28, 2026 | Jasmine Bay South | 3 Bed/2(1) | 2,342 | $1,440,000 | $615 | 51 | 96.3% |
| Apr 15, 2026 | Nature's Cove | 3+Den/3(0) | 2,972 | $1,600,000 | $538 | 50 | 94.2% |
| Apr 15, 2026 | Sunset Trace | 3 Bed/2(1) | 2,629 | $1,100,000 | $418 | 113 | 91.7% |
| Apr 15, 2026 | Jasmine Bay North | 3 Bed/3(0) | 2,150 | $930,000 | $433 | 104 | 98.0% |
| Apr 15, 2026 | Indigo Shores | 3 Bed/3(0) | 2,060 | $599,000 | $291 | 77 | 95.1% |
| Apr 10, 2026 | Nature's Cove | 3+Den/3(0) | 2,972 | $1,675,000 | $564 | 13 | 95.8% |
| Apr 10, 2026 | Indigo Shores | 3 Bed/3(0) | 2,060 | $650,000 | $316 | 38 | 93.5% |
| Apr 9, 2026 | Riverbrooke | 3 Bed/3(1) | 3,956 | $3,000,000 | $758 | 0 | 100.0% |
| Apr 6, 2026 | Sunset Trace | 3+Den/4(0) | 3,058 | $1,970,000 | $644 | 162 | 94.0% |
| Mar 27, 2026 | Jasmine Bay North | 3 Bed/3(1) | 2,342 | $1,050,000 | $448 | 161 | 91.4% |
| Mar 18, 2026 | Westlake Court | 3+Den/3(1) | 3,019 | $2,700,000 | $894 | 134 | 96.9% |
| Mar 16, 2026 | Indigo Shores | 3+Den/3(0) | 2,748 | $885,000 | $322 | 0 | 100.0% |
| Feb 27, 2026 | Indigo Shores | 3 Bed/2(1) | 2,293 | $630,000 | $275 | 41 | 97.7% |
| Feb 25, 2026 | Sunset Trace | 3 Bed/2(1) | 2,651 | $1,115,000 | $421 | 0 | 93.0% |
| Feb 25, 2026 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $700,000 | $396 | 94 | 93.5% |
| Jan 6, 2026 | Riverbrooke | 5+Den/6(0) | 5,309 | $2,875,000 | $542 | 214 | 85.8% |
| Jan 1, 2026 | Riverbrooke | 5+Den/4(2) | 6,239 | $4,500,000 | $721 | 0 | 81.9% |
| Dec 30, 2025 | Jasmine Bay North | 3 Bed/3(0) | 2,150 | $535,000 | $249 | 71 | 89.3% |
| Dec 12, 2025 | Laurel Oaks | 4+Den/4(1) | 3,894 | $2,400,000 | $616 | 85 | 90.6% |
| Dec 8, 2025 | Indigo Shores | 4+Den/3(0) | 2,748 | $775,000 | $282 | 33 | 92.8% |
| Dec 3, 2025 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $702,500 | $398 | 234 | 93.8% |
| Nov 20, 2025 | Nature's Cove | 4+Den/3(0) | 2,972 | $1,600,000 | $538 | 112 | 91.4% |
| Nov 14, 2025 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $1,050,000 | $595 | 197 | 88.3% |
| Nov 3, 2025 | Nature's Cove | 3+Den/3(0) | 2,987 | $1,537,500 | $515 | 76 | 90.7% |
| Oct 30, 2025 | West Bay Club (main MLS label) | 4 Bed/3(0) | 2,680 | $1,520,000 | $567 | 87 | 92.7% |
| Oct 1, 2025 | Nature's Cove | 3+Den/3(1) | 3,200 | $1,900,000 | $594 | 0 | 100.0% |
| Oct 1, 2025 | Jasmine Bay North | 3 Bed/3(1) | 2,342 | $1,050,000 | $448 | 123 | 81.1% |
| Oct 1, 2025 | Jasmine Bay South | 3 Bed/3(0) | 1,766 | $660,000 | $374 | 165 | 94.4% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, September 29, 2025 to September 29, 2026, pulled September 29, 2026; $ per sq ft is the sold price divided by MLS living area. [Source: West Bay Club community guide]
The range runs from $485,000, a Turtle Pointe carriage home, to $4,500,000, a 6,239-square-foot Riverbrooke home that closed January 1, 2026 at 81.9% of a $5,495,000 list price with no days on market. County recorded sales list a lower top figure ($3,000,000), and we could not reconcile the two sources, so we name both.
| Beds / baths (MLS) | Closed sales, last 12 months | Median sold price | Lowest | Highest |
|---|---|---|---|---|
| 3 Bed/3(0) | 15 | $670,000 | $525,000 | $1,050,000 |
| 3+Den/3(0) | 7 | $1,600,000 | $700,000 | $2,100,000 |
| 3 Bed/2(1) | 6 | $874,500 | $630,000 | $1,440,000 |
| 3 Bed/3(1) | 6 | $1,025,000 | $907,000 | $3,000,000 |
| 3+Den/3(1) | 3 | $2,700,000 | $1,900,000 | $2,700,000 |
| 4+Den/3(0) | 3 | $1,600,000 | $775,000 | $1,650,000 |
| 3 Bed/2(0) | 2 | $657,500 | $490,000 | $825,000 |
| 3+Den/2(0) | 2 | $1,251,500 | $603,000 | $1,900,000 |
| 2+Den/2(0) | 1 | $485,000 | $485,000 | $485,000 |
| 3+Den/4(0) | 1 | $1,970,000 | $1,970,000 | $1,970,000 |
| 4 Bed/3(0) | 1 | $1,520,000 | $1,520,000 | $1,520,000 |
| 4 Bed/4(0) | 1 | $1,975,000 | $1,975,000 | $1,975,000 |
| 4+Den/4(1) | 1 | $2,400,000 | $2,400,000 | $2,400,000 |
| 5+Den/4(2) | 1 | $4,500,000 | $4,500,000 | $4,500,000 |
| 5+Den/6(0) | 1 | $2,875,000 | $2,875,000 | $2,875,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 12 months to September 29, 2026. [Source: West Bay Club community guide]
We can show you every closed sale above, the live competition and our method. We cannot show you a West Bay Club closing of our own from the last 12 months, and we would rather say so than dress one up. The record is the public MLS.
If you want the sales behind your own neighborhood and size, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club's median sold price was $930,000 in the latest 12 months, $1,050,000 over 24 months, $1,000,000 over 36 months and $980,000 over 60 months, per the Southwest Florida MLS. The medians move with the mix of towers and estates that close, so the trend is best read by neighborhood.
Data updated: September 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Sept 29, 2025 to Sept 29, 2026) | 51 | $930,000 | $427 | 87 | 93.5% |
| Last 24 months | 81 | $1,050,000 | $448 | 66 | 93.4% |
| Last 36 months | 117 | $1,000,000 | $448 | 66 | 93.4% |
| Last 60 months | 193 | $980,000 | $428 | 18 | 95.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, pulled September 29, 2026; windows are counted back from that date. [Source: West Bay Club community guide]
| 12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Year 1: the latest 12 months | 51 | $930,000 | $427 | 87 | 93.5% |
| Year 2: months 13 to 24 back | 30 | $1,550,000 | $473 | 33 | 93.2% |
| Year 3: months 25 to 36 back | 36 | $900,000 | $450 | 66 | 93.5% |
| Year 4: months 37 to 48 back | 49 | $955,000 | $377 | 0 | 96.3% |
| Year 5: months 49 to 60 back | 27 | $925,000 | $419 | 0 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, pulled September 29, 2026; blocks are counted in 365-day steps back from September 29, 2026. [Source: West Bay Club community guide]
The second-newest block reached a $1,550,000 median on 30 sales because more estates closed in it, and the latest block returned to $930,000 on 51 sales. Blocks three to five ran $900,000, $955,000 and $925,000. Older records show zero days on market, which is why we do not lean on the older days-on-market figures.
A median is not your home. If you bought a Jasmine Bay tower home in an earlier year, compare it with tower sales of the same plan, not with the community. We build that comparison in your written valuation.
West Bay Club neighborhood differences change a value by hundreds of thousands of dollars: Jasmine Bay North led the year with 13 sales at a $702,500 median, Nature's Cove sold eight times in a tight $1,600,000 to $1,675,000 band for five homes, and Riverbrooke's three sales ran from $2,875,000 to $4,500,000.
Data updated: September 2026
The 1,766-square-foot, three-bedroom plan sold eight times in the two towers: $525,000 to $1,050,000. Floor, view, condition and the days on market separate them. The lowest, $525,000, took 222 days at 87.6% of a $599,000 list price, and the highest, $1,050,000, took 197 days at 88.3% of a $1,189,000 list price.
Five homes of 2,967 to 2,981 square feet closed between $1,600,000 and $1,675,000, so a $75,000 band describes similar homes. A valuation here is a matter of where inside that band your home sits, and condition and lot decide.
Riverbrooke's three sales were $4,500,000, $2,875,000 and $3,000,000, and a fourth listing was active at $2,950,000 after 251 days. Estates trade on a few sales a year, so the last one is the comparable and the spread is wide.
The carriage homes are the entry to the community: Indigo Shores had 8 sales between $599,000 and $885,000, and Turtle Pointe 3 sales between $485,000 and $603,000. Turtle Pointe carries the most listings, 8 against 3 closings, so a Turtle Pointe home is valued against live competition as much as against closings.
Chapel Ridge, Sunset Trace, Laurel Oaks and Westlake Court trade on very few sales a year, and the MLS record for them is thin. For those neighborhoods we widen the window, name it and list the individual sales, which is why the written valuation matters more than a table.
Online estimates miss on West Bay Club homes because one community holds towers, carriage homes, villas and estates from $485,000 to $4,500,000, and an automated model averages over all of them. It cannot see your floor, view, roof, membership or flood zone, and it works from a record that is thin for the estates.
An automated estimate is a statistical model fed with public records and listing data. It outputs a number and a range, and the range is the honest part. It does not know what is inside your home.
Eight sales of one tower plan spanned $525,000 to $1,050,000. A model that outputs a single number for that plan is right for at most a few of them. The estates and the recently completed villas are thinner still, with a handful of sales a year.
The county's just value is set for taxation as of January 1 and is not a market opinion. A sale resets the assessment for a non-homestead purchase, so the current tax bill does not predict the buyer's bill. Use the county figure as a data point and not as your price.
Keep it, and bring it to the valuation. We will show you which comparable sales it likely used, which it could not have, and why the difference matters. It costs nothing to compare.
West Bay Club and Saltleaf are both Estero-area communities with no CDD, but West Bay Club values established resale homes across nine neighborhoods with an equity golf club at a $930,000 median, while Saltleaf values new Ritz-Carlton Residences towers with only 2 MLS closings in the year. A valuation has to say which buyer your home meets.
Data updated: September 2026
| Question a valuation asks | West Bay Club | Saltleaf |
|---|---|---|
| What is being valued? | Roughly 704 built residences across nine established neighborhoods: carriage-home condos, single-family homes and 21-story Gulf-view towers | 224 residences in two 22-story condominium towers, 112 per tower |
| How old is it? | First residents in 1998; Indigo Shores built 1999 to 2004; The Island delivering mid-2027 | South Tower opened April 2026; North Tower delivery projected for Q2 2027 |
| What has sold recently? | 51 closings, $930,000 median, $485,000 to $4,500,000 (12 months to Sept 29, 2026) | 2 closings, $2,805,000 and $13,636,540 (12 months to Sept 29, 2026) |
| Price per square foot | $427 median | $1,067 and $2,182 on the two closings |
| Time on market | 87 days median | 48 and 63 days on the two closings |
| Supply on Sept 29, 2026 | 27 active, about 6.4 months | 16 active, asking $3,845,000 to $8,245,000 |
| Golf and club model | Member-owned equity club; Premier membership capped at 290, $130,000 initiation and about $16,900 in annual dues (2026 reported schedule) | Raymond Floyd-designed Saltleaf Golf Preserve, Troon-managed, open to the public with membership programs |
| CDD | None | None |
| Flood zone | Varies by village, from Zone VE at the Beach Club to Zone X in the Williams Road enclave | Parcel-level zone not confirmed on our page; verify with FEMA |
Sources: West Bay Club figures from the West Bay Club community guide and the September 29, 2026 Southwest Florida MLS pull; Saltleaf figures from the Saltleaf community guide and the same pull. [Source: Saltleaf community guide]
| Sold | Beds / baths | Living area (sq ft) | List price | Sold price | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|
| Jul 8, 2026 | 4+Den/4(1) | 6,250 | $15,235,000 | $13,636,540 | $2,182 | 48 |
| May 19, 2026 | 2+Den/3(0) | 2,628 | $2,805,000 | $2,805,000 | $1,067 | 63 |
Source: Southwest Florida MLS (Matrix), closed residential sales in Saltleaf, 12 months to September 29, 2026, pulled September 29, 2026. Two sales are too few for a median, so we list them.
Saltleaf asks run from $3,845,000 to $8,245,000 against West Bay Club's resale asks of $429,900 to $2,950,000. The overlap is at the top, where West Bay Club estates and The Island's $2,699,000 to $10,099,000 listings meet Saltleaf's lower asks. A Riverbrooke or Westlake Court value has to account for a buyer who has toured a Saltleaf tower.
West Bay Club suits the buyer who wants a mix of condominiums and single-family homes inside one gated community, an equity golf club with a capped membership and a community that has welcomed residents since 1998. Saltleaf suits the buyer who wants a new condominium residence in one of two towers, a marina and an amenity deck, and golf open to the public. We value your home for the first buyer and say so.
State the fee stack, the membership terms, the square footage and the flood zone plainly, and price against the West Bay Club record. If you own in either community, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer choosing between them, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club's $930,000 median sits above the $525,000 to $875,000 medians of the named Estero neighbors below, and its 6.4 months of supply is higher than their 2.8 to 3.3, per one Southwest Florida MLS pull dated September 29, 2026. A West Bay Club value is set against a heavier supply of similar listings.
Data updated: September 2026
The yardstick is closed sales in the last 12 months from one MLS pull, so every row uses the same dates and method. Prices are not adjusted for home size, and each community's mix differs.
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Months of supply |
|---|---|---|---|---|---|---|
| West Bay Club | 51 | $930,000 | $427 | 87 | 93.5% | 6.4 |
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 2.9 |
| The Brooks | 163 | $557,500 | $304 | 56 | 96.3% | 3.1 |
| Grandezza | 55 | $625,000 | $294 | 37 | 94.8% | 2.8 |
| Wildcat Run | 33 | $575,000 | $258 | 90 | 95.0% | 3.3 |
| Corkscrew Shores | 49 | $875,000 | $343 | 102 | 96.5% | 3.2 |
| Tidewater | 33 | $525,000 | $301 | 60 | 96.8% | 3.3 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled September 29, 2026; months of supply is active listings divided by closings over 12. [Source: Estero HOA and CDD fees guide]
A buyer who has toured Pelican Sound sees a $550,000 median and 25 days on market. Your West Bay Club value has to answer with an equity club, a Gulf beach club and a Pete and P.B. Dye course, and it competes on 87 days and 6.4 months of supply.
Each Estero community values differently, and we publish a valuation guide for several: see Estero home valuations, Meadows of Estero and Lakes of Estero.
West Bay Club had 27 active listings on September 29, 2026, asking $429,900 to $10,099,000 at a $789,000 median, and 8 of them are The Island's pre-construction residences. Set those aside and the 19 resale listings, asking $429,900 to $2,950,000, are your buyer's alternatives.
Data updated: September 2026
| Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
| Turtle Pointe | 3+Den/2(0) | 2,040 | $429,900 | 126 |
| Turtle Pointe | 2+Den/2(0) | 1,614 | $490,000 | 361 |
| Turtle Pointe | 3 Bed/2(0) | 1,632 | $514,900 | 326 |
| Turtle Pointe | 3 Bed/2(0) | 2,040 | $519,900 | 149 |
| Turtle Pointe | 3 Bed/2(0) | 2,060 | $529,900 | 210 |
| Jasmine Bay South | 3 Bed/3(0) | 1,766 | $539,000 | 64 |
| Turtle Pointe | 3 Bed/2(0) | 2,260 | $549,000 | 136 |
| Turtle Pointe | 3 Bed/2(0) | 2,044 | $599,000 | 32 |
| Jasmine Bay North | 3 Bed/3(0) | 1,766 | $657,500 | 50 |
| Turtle Pointe | 2 Bed/2(0) | 2,044 | $675,000 | 328 |
| Jasmine Bay South | 3 Bed/3(0) | 1,766 | $689,000 | 174 |
| Jasmine Bay South | 3 Bed/3(0) | 1,766 | $699,900 | 110 |
| Indigo Shores | 3+Den/3(0) | 2,748 | $779,900 | 228 |
| Jasmine Bay North | 3 Bed/3(0) | 2,150 | $789,000 | 338 |
| Jasmine Bay North | 3 Bed/3(1) | 2,330 | $1,050,000 | 46 |
| Chapel Ridge | 3+Den/3(1) | 3,600 | $1,645,000 | 509 |
| Chapel Ridge | 3+Den/3(1) | 3,517 | $2,099,000 | 175 |
| Jasmine Bay South | 3+Den/3(1) | 3,110 | $2,299,900 | 59 |
| Riverbrooke | 5+Den/5(1) | 4,238 | $2,950,000 | 251 |
Source: Southwest Florida MLS (Matrix), active residential listings inside West Bay Club, pulled September 29, 2026; the aggregate table omits street addresses. [Source: West Bay Club community guide]
| Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
| The Island at West Bay Club | 4 Bed/4(0) | 3,469 | $2,699,000 | 333 |
| The Island at West Bay Club | 3+Den/4(1) | 3,680 | $2,826,000 | 333 |
| The Island at West Bay Club | 3+Den/4(1) | 3,447 | $3,660,000 | 333 |
| The Island at West Bay Club | 3+Den/4(1) | 3,447 | $3,937,000 | 333 |
| The Island at West Bay Club | 4 Bed/4(0) | 3,379 | $4,210,000 | 333 |
| The Island at West Bay Club | 3+Den/4(1) | 3,447 | $4,354,000 | 333 |
| The Island at West Bay Club | 4 Bed/4(0) | 3,324 | $4,949,000 | 333 |
| The Island at West Bay Club | 4+Den/5(1) | 6,270 | $10,099,000 | 333 |
Source: Southwest Florida MLS (Matrix), active residential listings at The Island at West Bay Club, pulled September 29, 2026. [Source: West Bay Club community guide]
Asking prices are not values. Across 51 closings, 36 sold below 95% of list and only 3 sold at or above it, at a median 93.5% of list. We compare your value with what sold, and use the asks only to see the crowd.
Your real competition is the handful of active listings in your neighborhood, size and price band. Turtle Pointe had 8 listings against 3 closings, and Nature's Cove had none listed. The same value is a different sale depending on who is next door.
The best time to have a West Bay Club home valued is before the new year, ahead of the spring season: April, May and June carried 84 of the 193 closings in the last 60 months, and July, September and November together carried 23, per the Southwest Florida MLS. A fall valuation lets you list for the spring buyer.
Data updated: September 2026
| Closing month | Closed sales, last 60 months (to Sept 29, 2026) |
|---|---|
| January | 18 |
| February | 14 |
| March | 14 |
| April | 29 |
| May | 30 |
| June | 25 |
| July | 9 |
| August | 12 |
| September | 6 |
| October | 17 |
| November | 8 |
| December | 11 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 60 months to September 29, 2026. [Source: West Bay Club community guide]
Closings trail contracts by 30 to 60 days, so the closing calendar shows the contract calendar shifted. A number set in September has time to be tested against the winter buyers before spring.
A value is a snapshot. In a market with 87 median days on market, we suggest a refresh at least every six months, or after any significant sale in your neighborhood.
West Bay Club buyers pay the master assessment, their sub-association's dues, any Premier or Social club dues, property tax and their own insurance, with no CDD line. A higher fee stack lowers what a buyer will pay, so we state it beside every value. Our community guide reports the master and club figures in ranges that differ by source.
| Line | What our community guide reports | Who pays |
|---|---|---|
| Master assessment | About $2,125 to $2,435 a year for single-family homes and $2,125 to $3,642 for condominiums in recent reference points, against about $5,340 in a 2014 reference; confirm the current figure | Owner |
| Sub-association assessment | Jasmine Bay fees reported at about $268 to $865 per month; other sub-associations not stated on our page | Owner, per each association |
| Premier club dues and initiation | About $16,900 a year and a $130,000 initiation on the most recent 2026 schedule | Member, if the buyer joins; confirm in writing |
| Social club dues and initiation | About $600 a year and about $3,000 to join | Member, if the buyer joins; confirm in writing |
| Property tax | Resets on a purchase to the purchase price at the millage rate | Owner |
Sources: West Bay Club community guide; figures differ by source and year, and the estoppel governs. [Source: West Bay Club community guide]
Our community guide reports the master assessment from several dated sources that do not agree, so we say so and ask the association for the current figure at listing. We do not pick the number we like.
A seller's homestead cap ends at a sale, and a buyer's first bill resets to the purchase price at the millage rate. At the $930,000 median that is an estimate of the bill the buyer should see, and the property tax disclosure summary in section 689.261 warns the buyer of the reset [Source: Florida Statutes 689.261].
A buyer's insurance quote depends on roof age, wind mitigation, elevation and flood zone. Tower buyers above the base flood elevation read a quote differently from ground-floor buyers. Attach a quote to the file and the buyer's first question is answered.
Florida rules that shape a West Bay Club sale price are documentary stamp tax at $0.70 per $100, the owner's title policy that Lee County sellers customarily pay, the section 720.401 disclosure for homeowners association homes, the section 718.503 package for condominiums, estoppel certificates, and the flood and tax disclosures. Each moves the seller's net.
At the $930,000 median, documentary stamps are about $6,510 and the owner's title premium about $4,725 under the promulgated schedule [Source: Florida Department of Revenue, documentary stamp tax] [Source: Florida Administrative Code Rule 69O-186.003].
In a homeowners association neighborhood the seller supplies the section 720.401 summary before the buyer signs, the contract carries the voidability clause, and the buyer can cancel within 3 days of receiving it late; the summary does not apply to chapter 718 condominiums, whose sellers owe the section 718.503 documents at their own expense and give the buyer 7 days to cancel [Source: Florida Statutes 720.401] [Source: Florida Statutes 718.503].
The association's estoppel states what is owed and the fees at transfer, with statutory caps adjusted for inflation to $299, $119 and $179 in our shared 2026 cost research [Source: Florida Statutes 720.30851]. West Bay Club needs one from the master and one from the sub-association.
Florida requires the property tax disclosure summary in a residential contract, and the flood disclosure at or before contract [Source: Florida Statutes 689.302]. A buyer who is surprised by either will look for a price concession.
Commission is negotiable, and buyer agent compensation is agreed in writing and shown separately from the listing [Source: National Association of REALTORS, settlement FAQs]. Whether you offer buyer compensation is part of the price strategy we model.
Four things move a West Bay Club number before you list: fixing what an inspector will flag, refreshing what a buyer sees first, gathering the documents and knowing the rules a buyer will read. Each costs less than an unexplained price reduction, and each is a step we walk you through after the valuation.
Leaks, failing equipment, damaged screens and open permits are the items that turn a contract into a renegotiation. A pre-listing inspection and a wind mitigation report show you the list first.
Paint, lighting, hardware and worn flooring change the first impression in a way that a price cut does not. Stage the lanai and the view, which are what a buyer at this price walks toward.
Architectural approvals, equipment dates, the estoppels, the sub-association packet, the membership terms and the flood file. A home with paper is a home with fewer contingencies.
Leasing, pet, gate and construction rules vary by sub-association, and a buyer will ask each. Answer them in the listing file so the number holds.
At the $930,000 median, a West Bay Club seller should expect documentary stamps of about $6,510 and an owner's title policy of about $4,725, plus estoppel fees, prorations, any club transfer charge and negotiated commission. The table below shows the fixed costs at five price points, so a valuation is never the same as a net.
| Sale price | Doc stamps at $0.70 per $100 | Promulgated owner's title premium (Lee, seller pays) | Estoppel cap, current account (adjusted) | Each 1% of price |
|---|---|---|---|---|
| $485,000 (lowest 12-month sale) | $3,395 | $2,500 | $299 | $4,850 |
| $930,000 (12-month median) | $6,510 | $4,725 | $299 | $9,300 |
| $1,500,000 | $10,500 | $6,325 | $299 | $15,000 |
| $2,700,000 (median of the $2,000,000-and-up tier) | $18,900 | $9,325 | $299 | $27,000 |
| $4,500,000 (top sale of the year) | $31,500 | $13,825 | $299 | $45,000 |
Sources: Florida Statutes 201.02 and 720.30851 with the adjusted estoppel cap from the shared 2026 cost research; Florida Administrative Code Rule 69O-186.003 premium schedule; our arithmetic. Estimates for illustration, and your closing agent's statement controls. [Source: Florida Statutes 201.02]
Our community guide does not publish a West Bay Club transfer fee or resale capital contribution. We state that we do not know them and ask the membership office in writing before we give you a net.
We send a net sheet with the valuation, built from your closing agent's estimate, so you see the price and the money together.
West Bay Club owners weighing a rental should read their sub-association's leasing rules first, because our community guide does not publish one community-wide answer and the rules differ by neighborhood. A valuation shows what a sale would net, so you can compare it against rental income after dues and vacancy.
Leasing and minimum-stay rules are set by each sub-association, and short stays are commonly restricted in gated equity communities. Confirm your rule in writing.
A valuation puts a sale price and a net beside your rental estimate, so the decision is made on numbers. We do not push you either way.
If you want that comparison, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
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 in your own neighborhood and size range, with your fee stack, membership terms, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales in your neighborhood with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home's position on its neighborhood's ladder with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where one tower plan sold for $525,000 and $1,050,000 in one year, the number decides the sale. We would rather you see the evidence before you commit to anything, and many West Bay Club owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
West Bay Club owners who plan to sell get the strongest result by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a community with seven sub-associations, an equity club and two legal regimes rewards neighborhood-level pricing. In one year, the same tower plan sold $525,000 apart.
Data updated: September 2026
If you are thinking, "I need to sell my home in West Bay Club," here is the short version of everything above. We place your home on its own neighborhood's ladder of closed sales, build the documents file before the first showing, market to the buyers who actually buy here and negotiate every offer ourselves. Our Estero seller guide covers the process step by step.
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 Estero buyer guide, and see how we represent buyers in Estero.
Not necessarily higher, but you will meet more buyers. April, May and June carried 84 of the 193 closings in the last 60 months, so a home live by early January meets the first spring buyers on the first tour [Source: West Bay Club community guide].
In the last 12 months the towers had a $396 median per square foot, the carriage homes $295 and the single-family group $563, per the MLS record. A view, a renovation or a high floor is how a tower unit closes the gap.
Compare your list price with the closed sales in your neighborhood and size range, then check the documents file and photos. Eight tower sales of one plan spanned $525,000, so the fix is usually the rung, not the season.
No. The valuation does not need them, but ordering them at listing starts the buyer's review clock on day one.
Yes. A valuation is a private conversation and starts nothing public. Estates, health changes and tenant-in-place situations are common reasons to ask.
Ask each team for its comparable set in your neighborhood and its plan for the master, sub-association and club layers. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed 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.
★★★★★ "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
The recommendation on price is the whole engagement, and we explain each step so the number holds up when the buyer's appraiser reads it.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many owners live elsewhere for part of the year. We coordinate on site and keep the owner informed at every step.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Feedback after every showing is how a seller decides whether to hold or adjust. We send it as it arrives.
West Bay Club specialists matter for a valuation because the facts that move the number live in documents, not in a listing feed: two legal regimes, a master association over seven sub-associations with their own dues, an equity club with a capped membership, a flood map that splits by village and prices from $485,000 to $4,500,000.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar. He writes the valuations and runs pricing, data and the association, club and closing paperwork. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: walk-throughs, buyer agent conversations, inspections and vendor visits. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a tower off the community median, ignore the club membership, quote one flood zone for the whole community or skip the fee stack. Each of those mistakes moves a price.
West Bay Club owners often buy again in Southwest Florida, sometimes inside the same community, and a valuation is the first half of that plan. We run both sides together, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to a new Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer up to $500,000 of the difference between just value and assessed value [Source: Florida Statutes 193.155] [Source: Florida Department of Revenue, PT-112 portability guide].
Our guide to buying a home in Estero walks through the contract, inspection and approval steps, and our Estero HOA and CDD fee guide compares carrying costs across the village.
If you want to plan the valuation and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club owners ask these questions before they list, refinance, rent or simply wonder, and each answer below is written for a Lee County owner in a gated equity-club community with a master association and seven sub-associations, in a single paragraph with its source. They cover value, method, timing, costs, tax and paperwork.
Data updated: September 2026
Owners choose McGreevy and Comisar because the answers below show up in the number:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
It depends on your neighborhood and size: West Bay Club homes sold from $485,000 to $4,500,000 in the 12 months to September 29, 2026, with a $930,000 median, per the Southwest Florida MLS. Towers had a $701,250 median, carriage homes $640,000 and single-family homes $1,787,500. A written valuation through our free home valuation places your address.
It is a starting point, not a value. West Bay Club holds towers, carriage homes and estates from $485,000 to $4,500,000, and eight sales of one 1,766-square-foot tower plan spanned $525,000 to $1,050,000, so any single automated number is wrong for many of them. We compare the estimate with the closed sales in your neighborhood at no cost.
Jasmine Bay tower sales had a $701,250 median on 18 closings in the last 12 months, at $396 per square foot and a 142-day median on market, per the Southwest Florida MLS. Floor, view and condition drive the spread, so one plan sold from $525,000 to $1,050,000.
Carriage homes in Indigo Shores and Turtle Pointe had a $640,000 median on 11 closings, at $295 per square foot and a 105-day median on market, per the Southwest Florida MLS. Indigo Shores ran $599,000 to $885,000 and Turtle Pointe $485,000 to $603,000.
Single-family, villa and estate homes had a $1,787,500 median on 22 closings, at $563 per square foot, per the Southwest Florida MLS. The range is wide, from Nature's Cove homes near $1,600,000 to a $4,500,000 Riverbrooke estate, so the neighborhood and size decide.
The 12-month median was $427 per square foot on MLS living area, per the Southwest Florida MLS: towers $396, carriage homes $295 and single-family homes $563. Price per square foot is a cross-check, not a value, because floor, view and condition move it.
The median moves with the mix of homes that close: $930,000 in the latest 12 months against $1,550,000 in the block before it, per the Southwest Florida MLS. More estates closed in the earlier block. That is why we value your home against its own neighborhood, not the community median.
The 60-month median was $980,000 against $930,000 in the latest 12 months, and block medians ranged from $900,000 to $1,550,000, per the Southwest Florida MLS. The headline moves with the mix, so ask for a same-plan comparison for your own home.
At least 10 closings in a window, which is why we widen from 12 to 24 to 36 to 60 months when a neighborhood is thin and name the window each time. Where fewer than 10 exist, we list the individual sales. The last 12 months hold 51 community-wide sales.
Comparable sales are recent closings in your neighborhood and size range with similar view, condition and systems. A tower against an estate is a reference, not a comparable. Our table above lists all 51 closings in the last 12 months so you can find yours.
The online form takes about a minute, and Jesse follows with a written opinion of value after reviewing your home and the comparable set. Call Jesse direct at (239) 898-6072 if you would rather start by phone.
No. The written valuation is free and carries no obligation. It includes the recent closed sales in your neighborhood, the live competition, the fee stack your buyer underwrites, a recommended list price with a range and a net sheet.
An appraiser writes a lender-facing opinion after a sale is under contract, using the same closed-sale method and strict adjustment rules. A Realtor valuation is a pricing tool before you list and is not an appraisal. We compare against what a buyer's appraiser will read so the number holds up.
No. The county's just value is set for taxation as of January 1 and is not a market opinion. Lee County recorded sales are a useful check that no sale is missing, and we show 50 county sales beside 51 MLS closings for the last 12 months.
Your buyer's taxes will. A homestead cap ends at a sale, and a buyer's first bill resets to the purchase price at the millage rate, which the property tax disclosure summary warns about [Source: Florida Statutes 689.261].
A buyer underwrites the master assessment, the sub-association dues and any club dues, so a home with a higher fee stack has to close the gap in price. Jasmine Bay fees were reported at about $268 to $865 per month, and the estoppel confirms the current figure.
They can. Our community guide reports a $130,000 initiation and about $16,900 in annual dues for Premier membership on the most recent 2026 schedule, with Social at about $600 a year. Whether the membership conveys with your home, and any transfer fee, we confirm in writing with the membership office.
For the buyer who wants the Pete and P.B. Dye course and the club, yes, but the effect is home-specific and we could not measure it from the MLS record alone. We compare homes with a conveying membership against homes without one, and we state that we lack a published premium.
Yes, though the premium differs by view and floor. We value a high-floor Gulf-view tower against sales of the same type and a fairway, lake or preserve home against its own peers. The MLS pull does not tag view, so we read each comparable.
Updates add value when they meet what buyers at that price expect, but a remodel rarely returns its full cost. We tell you which dollars come back in your neighborhood before you spend, using the closed record.
It can raise the insurance cost and narrow the buyer pool. Our community guide places the Beach Club in Zone VE, the Jasmine Bay ground floors in Zone AE and much of the Williams Road enclave in Zone X, so print the zone for your address.
Yes. Buyers and insurers read roof and air conditioning ages, and a recent system is a selling point while an aging one becomes a negotiation. Keep the invoices, and photograph the data plates.
Yes if you may list for the spring. April, May and June carried 84 of the 193 closings in the last 60 months, so a September valuation leaves time to prepare. West Bay Club had 27 active listings, about 6.4 months of supply.
Yes. A valuation puts a sale price and a net beside a rental estimate, and leasing rules vary by sub-association, so read yours first. The comparison decides whether to rent or sell, and we do not push either.
At the $930,000 median, expect about $6,510 in documentary stamps and about $4,725 for the owner's title policy, plus estoppel fees, prorations, any club transfer charge and negotiated commission. Our fixed-cost table above shows five price points.
The seller customarily pays it in Lee County, at a premium set by the promulgated schedule [Source: Florida Administrative Code Rule 69O-186.003]. The contract can assign it differently.
No. Section 720.401 says it does not apply to associations regulated under chapter 718, and a condominium seller owes the section 718.503 documents instead [Source: Florida Statutes 720.401]. Which regime applies depends on your sub-association.
It is the association's written statement of what you owe and the fees at transfer, valid for 30 days, with statutory fee caps [Source: Florida Statutes 720.30851]. The seller or the buyer's title agent orders it, and West Bay Club sales need one from the master and one from the sub-association.
Florida requires the flood disclosure at or before contract [Source: Florida Statutes 689.302], and under Johnson v. Davis a seller must disclose known facts that materially affect value and are not readily observable.
Commission is negotiable and buyer agent compensation is agreed in writing, shown separately from the listing [Source: National Association of REALTORS, settlement FAQs]. Whether you offer buyer compensation is part of the pricing strategy we model.
Florida has no state income tax on the sale. Federal tax may apply to a gain above the home-sale exclusion, generally $250,000 for a single owner and $500,000 for married couples filing jointly when the ownership and use tests are met. Ask your CPA, because a second home does not qualify the same way.
Possibly. Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer up to $500,000 of the difference between just value and assessed value [Source: Florida Department of Revenue, PT-112 portability guide].
Yes. Documents are signed electronically or with a mobile notary, and Marc handles showings and vendor visits on site. A foreign seller should raise FIRPTA withholding early [Source: Internal Revenue Service, FIRPTA withholding].
Bring the architectural approvals, equipment dates for the roof, air conditioning and water heater, your latest association statements, your membership tier and any recent inspection or insurance quote. We use them to move the number, and you leave the visit knowing which items help.
Use the form on this page, call Jesse McGreevy direct at (239) 898-6072, call Marc Comisar at (239) 287-5873 or email [email protected]. Bring your address, your timeline and the one thing you are most worried about.
West Bay Club owners and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association and club paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the community. Learn more about our team.
If you are thinking about a West Bay Club valuation, the work begins with the neighborhood: a 1,766-square-foot Jasmine Bay tower home or a 6,239-square-foot Riverbrooke estate, and where your home sits on its ladder of closed sales. It continues with the fee stack, the membership terms and a flood file that puts the exact zone beside the panel number. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of preparation 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 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 a 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.
West Bay Club facts on this page rest on primary sources: the club and its published documents, Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
West Bay Club owners can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that come from your association and the office that holds them.
| Document | What it tells you | Authority source |
|---|---|---|
| Articles of Incorporation, West Bay Club Community Association, Inc. | The master association's 1998 articles with the 1999 amendment | West Bay Club (PDF) |
| Bylaws of West Bay Club Community Association, Inc. (2015-03-30) | Membership, board, quorum and meeting rules | West Bay Club (PDF) |
| Troon Prive member benefits brochure | The reciprocal-club matrix that comes with Premier membership | West Bay Club (PDF) |
| Lee County Resolution Z-05-010 | The master plan amendment that caps the community at 1,016 units | Lee County (PDF) |
| Village of Estero Ordinance 2021-12 | The 2021 zoning amendment behind The Island | Village of Estero (PDF) |
| FEMA flood insurance rate map panel 12071C0476F | The current map panel for most of the community | Lee County GIS (PDF) |
| FEMA Letter of Map Revision 23-04-0622P | A map revision effective February 1, 2023 | FEMA (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) |
| West Bay Club open house policy | Photo ID and access rules for open-house visitors | West Bay Club (PDF) |
| Current budget, estoppel and rules for your neighborhood | Fees, any special assessment and whether buyer approval is required | Ordered through the master association and your sub-association; see the membership FAQ |
You reach the 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 community picture stays on our West Bay Club community 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.