Estero, Florida
What is your Westlake Court home worth? McGreevy and Comisar, Top 1% nationally since 2008, value it from the neighborhood's own closings, size, age, flood file and the ask-to-sale pattern. Free, no obligation. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What a Westlake Court home is worth depends on a short list of facts the public record can show: its size against the roll's 2,816 to 4,690 square feet, its year built, its street, its condition, and how the recent closings compare with their asks. This guide sits beside our full Westlake Court neighborhood guide and shows how a home in this 25-home neighborhood inside West Bay Club in Estero is priced from 13 MLS closings since December 2021, 6 of them since January 2025.
If you are ready to act on a number, our Westlake Court seller guide covers the listing, the paperwork and the net, and the Westlake Court buyer guide shows what the buyer on the other side of your contract will read. Owners comparing agents across the village can set us beside the others in our guide to the best real estate agents in Estero.
This page covers Westlake Court Homeowners' Association, Inc. in Estero, Lee County, ZIP 33928, which the county roll records as Westlake Court Two. It is not the City of Westlake in Palm Beach County. Owners of the neighboring Turtle Pointe Cove can see how their homes are valued in the Turtle Pointe Cove valuation guide, and owners elsewhere in the gates can use our West Bay Club valuation guide.
McGreevy and Comisar are the best realtor to value a Westlake Court home because we value it from the neighborhood's own thirteen MLS closings, the county roll for all 25 homes and the ask-to-sale pattern, and we tell you what the record cannot show. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy runs the valuation and Marc Comisar runs the showings and the buyer side, so the number you get is tested against what buyers actually say. 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.
Recent Westlake Court market record (12 months to September 29, 2026): 2 MLS closings, both at $2,700,000 (n = 2, the middle pair is $2,700,000 and $2,700,000), a median of 180.5 days on market and a median 95.1% of final list price, with no active listing on September 29, 2026. The 24-month window has 6 closings at a $2,700,000 median, and the 60-month window has 11 at $2,683,000. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
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. None is on file for this neighborhood, and we do not dress a public-record comparison up as our own deal. In the last 12 months we tracked both Westlake Court closings in the MLS, and we tracked all 13 on record since December 2021.
Honors and recognition:
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Westlake Court owners who read nothing else on this page should know these ten facts about how a home here is valued. Each is sourced in the sections below, and each is specific to this 25-home neighborhood rather than to West Bay Club as a whole.
The Essentials: What Is My Westlake Court Home Worth? · How Do You Get a Free Westlake Court Home Valuation in 60 Seconds? · How Do We Value a Westlake Court Home? · Why Does Our Valuation Beat an Online Estimate? · What Have Westlake Court Homes Sold For? · How Have Westlake Court Values Moved?
The Details: What Do the Ask-to-Sale Patterns Say About Pricing? · Westlake Court vs Turtle Pointe Cove: How Do Their Values Compare? · How Do the Flood Zone, Fees and the Club Affect a Westlake Court Home's Value? · Want a Free In-Person Westlake Court CMA? · Get Your Free Westlake Court Valuation Today
Questions, Contacts and Sources: What Do Sellers Say About Working With McGreevy and Comisar? · Thinking of Selling Your Westlake Court Home? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Valuation Edition: Westlake Court Home Value · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
A Westlake Court home of typical size has recently been worth about $2,600,000 to $3,100,000, based on the six MLS closings since January 2025, with a $2,700,000 median. Your home's number depends on its size, age, street, condition and ask, so treat the band as a starting point and ask us for a written valuation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The six closings since January 2025 ran $2,600,000, $2,700,000, $2,700,000, $2,700,000, $2,700,000 and $3,100,000, for homes of 2,864 to 3,147 MLS square feet. That is a narrow band, which helps a seller, and a thin one, which means a single unusual sale would move it. The 24-month median is $2,700,000 (n = 6, the middle pair is $2,700,000 and $2,700,000).
It is not a price for every home in the neighborhood. The roll shows 25 homes from 2,816 to 4,690 heated square feet, and the six closings cluster in the middle. A home of 3,816, 4,467 or 4,690 square feet has no close match in the recent closings, so a valuation for it leans on judgment, the per-square-foot band and the buyers we know, and we say so plainly.
Applying the six sales' per-square-foot range to sizes on the roll is a sanity check, not a valuation. At the roll's median of 3,049 heated square feet, $855 to $985 per square foot is about $2,607,000 to $3,003,000, and at the $891.83 median it is about $2,719,000. A home of 2,816 square feet, the smallest on the roll, would sit at about $2,408,000 to $2,774,000 on the same arithmetic, and the low end of that range is below every closing since 2025, so we do not assume the per-square-foot band scales down cleanly.
The MLS reports living area and the county roll reports heated area, and the two can differ for the same home. We use MLS living area for per-square-foot figures on the closings and roll heated area when describing the 25 homes, and we never mix them in one calculation.
You get a free Westlake Court home valuation by starting the form on this page or calling Jesse McGreevy direct at (239) 898-6072. The 60 seconds is the request, and the written opinion of value follows with the closings that fit your home, free and without obligation, from the Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The recent closed sales that fit your home with dates and days on market, a per-square-foot check on MLS living area, your home's position among the 13 closings with the reasons, the ask-to-sale pattern, the fee and flood items a buyer will weigh, and a recommended list price with a defensible range. Start with our free home valuation or see the Westlake Court seller guide for what comes next.
Your address, your timeline and the one thing you are most worried about. If you have them, a list of updates, the roof and air handler dates, any permit records, the flood elevation certificate and your club membership status help, but none is required to start.
An estate, a health change or a home that needs to stay quiet is a normal reason to ask for a valuation. We keep the conversation private and show you both a public and a quiet-launch scenario with numbers when it matters.
We value a Westlake Court home in seven steps: match its size to the closings, read its age from the roll, place its street, walk the lot and view, check condition and systems, apply the ask-to-sale pattern, and test the result against the flood and fee picture a buyer faces. Six sales support matching, not averaging.
Fifteen of the 25 homes are 3,000 to 3,499 heated square feet, seven are under 3,000 and three are 3,500 or more (3,816, 4,467 and 4,690). The roll's median is 3,049 and the mean 3,190. Sixteen parcels are three-bedroom, eight are four-bedroom and one is five-bedroom, and the MLS adds a den to several closings that the roll does not count as a bedroom, so we match on the roll's bedroom count and the MLS square footage together.
Seven homes date to 2016, three to 2017, four to 2018, three to 2020, two to 2021, four to 2022 and two to 2023, a median of 2018. A 2016 home is ten years old in 2026 and a 2023 home is three, which changes what an inspector finds and what a buyer asks for.
Montserrat Lane has 16 homes with a median of 3,032.5 heated square feet, and Saint Barts Lane has 9 with a median of 3,058. Saint Barts Lane is older, built 2016 to 2021, and holds the largest home at 4,690 square feet. Montserrat Lane holds the five-bedroom and all six homes built in 2022 and 2023. The MLS does not report street, so we cannot measure a street premium from sales, and we say so.
The club's website places Westlake Court overlooking the 7th and 8th holes and facing west. We have no lot-by-lot orientation or frontage record, so we do not say which homes face the fairway or preserve. A survey and a walk of the lot decide, and pool, outdoor kitchen and screen enclosure are compared one by one with the closings.
Year built is the county's only condition proxy. We ask for the permit list, the roof, air handler and water heater dates and any storm-protection work, because the Florida Building Code edition in force differed between 2015 and 2022 permits. The MLS does not tag renovation, so we cannot measure its return here.
Westlake Court has 25 homes and no other home for sale, which means a good number is the most valuable thing an owner can have. Want a number for your home? Get a free Westlake Court home valuation or Call Jesse direct at (239) 898-6072, and read the Westlake Court seller guide. Buying in Westlake Court? Call Marc at (239) 287-5873 and read how we represent buyers.
All six recent closings sold below the final list price, by 0.9 to 11.0 percent, and buyers took $951,000 off the six asks of $17,451,000 in total, or 5.4 percent. The closest ask closed fastest. We use the pattern to set the list price so that you do not list into the gap.
A buyer prices Zone AE flood insurance, the club's $15,350 at closing and the association's unpublished assessments into what they will pay for the home. We do not adjust a price by an amount we cannot document, but we list each item in the valuation so you can see what the buyer will weigh.
Take a home at the roll's median of 3,049 heated square feet in the 3,000 to 3,499 cluster, built in the 2018 median year. Its closest matches are the six closings at 2,864 to 3,147 MLS square feet. At the six sales' $855 to $985 per square foot, the arithmetic gives about $2,607,000 to $3,003,000, and the actual closings in that size range landed at $2,600,000 to $3,100,000. We would then adjust for street, lot, pool, condition and ask, and the written valuation states each adjustment with its reason. This is an illustration of the method, not a valuation of any home.
Our Westlake Court valuation beats an automated online estimate because a neighborhood with 2 to 6 sales a year gives an automated model almost nothing to learn from, and a model cannot see street, lot, pool, condition, flood elevation or the two associations' paperwork. We show you the six sales instead, with the reasoning.
With two MLS closings in 12 months and six in 24, one sale moves an automated estimate by a large amount. The 2021 and 2022 sales at $504 to $593 per square foot sit beside the 2025 and 2026 sales at $855 to $985, and a model that averages across them will miss where the market sits today.
Street, lot, view, pool, outdoor kitchen, finishes, roof age, flood elevation and the association and club paperwork are not fields in a public record. Each can move what a buyer pays, and a buyer and an inspector see all of them.
We read the six closings one by one, explain why each is or is not your comparable, and walk your home. Then we test the number against the ask-to-sale pattern. You can disagree with a line of the reasoning, which you cannot do with a black-box estimate.
An online estimate can be a useful sanity check, and some owners see one first. We suggest you bring it to the conversation, and we will show you where it agrees with the closings and where it does not.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Westlake Court homes closed 11 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $2,683,000 median and 15 median days on market, the first window that reaches 10 closings. The six closings since January 2025 sold at $2,600,000 to $3,100,000, at a median $891.83 per MLS square foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 2 (small sample) | $2,700,000 (mean of $2,700,000 and $2,700,000) | $918.54 | 180.5 | 95.1% |
| 24 months | 6 (small sample) | $2,700,000 (mean of $2,700,000 and $2,700,000) | $891.83 | 77 | 94.0% |
| 36 months | 6 (small sample) | $2,700,000 (mean of $2,700,000 and $2,700,000) | $891.83 | 77 | 94.0% |
| 60 months, first window with 10 or more | 11 | $2,683,000 | $855.26 | 15 | 96.9% |
Here is each marketed closing, by month, price, bedrooms and area only, newest first.
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Jun 2026 | 3 plus den, 3 and 1 half | 2,864 | $2,895,000 | $2,700,000 | 93.3% | 227 |
| Mar 2026 | 3 plus den, 3 and 1 half | 3,019 | $2,785,000 | $2,700,000 | 97.0% | 134 |
| Jun 2025 | 4, 4 and 1 half | 3,058 | $2,998,000 | $2,700,000 | 90.1% | 85 |
| May 2025 | 4, 4 and 1 half | 3,040 | $2,795,000 | $2,600,000 | 93.0% | 56 |
| Feb 2025 | 3 plus den, 3 and 2 half | 3,036 | $2,849,000 | $2,700,000 | 94.8% | 69 |
| Jan 2025 | 4 plus den, 4 and 1 half | 3,147 | $3,129,000 | $3,100,000 | 99.1% | 15 |
| Jun 2022 | 4 plus den, 4 and 1 half | 3,147 | $1,715,000 | $1,715,000 | 100.0% | 0 |
| Jun 2022 | 3 plus den, 3 and 1 half | 2,837 | $1,559,142 | $1,559,142 | 100.0% | 0 |
| Jun 2022 | 3 plus den, 3 and 1 half | 2,837 | $1,428,846 | $1,428,846 | 100.0% | 0 |
| Apr 2022 | 4 plus den, 4 and 1 half | 4,644 | $2,683,000 | $2,683,000 | 100.0% | 0 |
| Dec 2021 | 3 plus den, 3 and 2 half | 3,036 | $1,895,000 | $1,800,000 | 95.0% | 9 |
Two further transactions were entered in the MLS after closing and are not marketed sales: a 2,877 square foot, three-plus-den home at $1,475,000 in December 2023, and a 2,837 square foot home at $1,779,000 in October 2022. Neither has days on market and both are excluded from every median on this page.
County figures are recorded deed prices flagged as qualified sales. They cover more years than the MLS but mix home sales with sales at lot prices, so we split them and never compare them with MLS square-foot figures.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 2 | $2,625,000 (mean of $2,550,000 and $2,700,000) |
| 2025 | 4 | $2,700,000 (mean of $2,700,000 and $2,700,000) |
| 2021 | 5 | $250,000 (four at $200,000 to $255,000 and one at $1,800,000) |
| 2020 | 6 | $380,000 (four at $255,000 to $420,000 and two at $1,300,000 and $1,360,000) |
| 2019 | 3 | $410,000 (two at $375,000 and $410,000 and one at $1,710,000) |
| 2018 | 1 | $325,000 |
| 2017 | 2 | $925,000 (one at $370,000 and one at $1,480,000) |
| 2016 | 7 | $370,000 (four at $330,000 to $370,000 and three at $1,393,876 to $1,642,297) |
| 2015 | 3 | $350,000 |
The county file holds 33 qualified sales in all. Nineteen are at $200,000 to $420,000 (median $350,000, n = 19), which we read as lot sales before the homes were built, an inference because the file does not label land. Fourteen are at $1,300,000 to $3,100,000 (median $1,755,000, n = 14), the sales of finished homes. The county file records the June 2026 sale at $2,550,000 on June 12, against the MLS figure of $2,700,000 on June 11, and no public record tells us the reason for the $150,000 difference.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Westlake Court values moved from about $550 per MLS square foot in the five sales of December 2021 to June 2022 to about $890 in the six sales of 2025 and 2026, a rise of roughly 62 percent in the median (our arithmetic). Five and six sales are small sets, so this describes a shift and forecasts nothing.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The five older sales ran $504 to $593 per MLS square foot (median $550, n = 5). The six recent sales ran $855 to $985 (median $891.83, n = 6). The ratio of the medians is about 1.62, or a rise of roughly 62 percent (our arithmetic), and no sale sits between June 2022 and January 2025 in the marketed record.
The MLS shows no marketed Westlake Court closing from July 2022 to December 2024. It holds two transactions entered after closing, in October 2022 and December 2023, and the county file holds no qualified sale for 2022, 2023 or 2024. The period is a blank in the record, and we do not fill it with an estimate.
Four of the five older sales closed at 100.0 percent of list with zero days on market, the pattern of a home sold before or as it was entered in the MLS. We do not have a record of who sold each one, so we do not call them builder sales, and we do not use them as comparables for a 2026 valuation.
The spread between ask and sale has not closed: all six recent closings sold below their final asks. Whatever the direction of value, the ask-to-sale gap is the variable a seller controls.
The six Westlake Court closings since January 2025 sold at 90.1% to 99.1% of their final list prices, with a 94.0% median, and the closest ask closed fastest. The pattern says a Westlake Court home priced within a few percent of its likely sale price can sell in weeks, and one priced above it may take most of a year.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Closed | Sold price | Final list | Ask above sale | Sold-to-list | MLS sq ft | $ per MLS sq ft | Days |
|---|---|---|---|---|---|---|---|
| Jun 2026 | $2,700,000 | $2,895,000 | 7.2% | 93.3% | 2,864 | $943 | 227 |
| Mar 2026 | $2,700,000 | $2,785,000 | 3.1% | 97.0% | 3,019 | $894 | 134 |
| Jun 2025 | $2,700,000 | $2,998,000 | 11.0% | 90.1% | 3,058 | $883 | 85 |
| May 2025 | $2,600,000 | $2,795,000 | 7.5% | 93.0% | 3,040 | $855 | 56 |
| Feb 2025 | $2,700,000 | $2,849,000 | 5.5% | 94.8% | 3,036 | $889 | 69 |
| Jan 2025 | $3,100,000 | $3,129,000 | 0.9% | 99.1% | 3,147 | $985 | 15 |
The January 2025 sale, listed 0.9 percent above its price, took 15 days. The June 2025 sale, listed 11.0 percent above, took 85 days, and the June 2026 sale, listed 7.2 percent above, took 227. The pattern is not tidy, so we price each home to its own comparables, but it shows that the ask is a choice with a cost.
A valuation gives you a value and a list price, and they are not the same number. We show you the value from the closings, then the list price that fits your timeline: a number that sells in weeks, or a higher number that we expect to negotiate down.
Six sales are a small sample, and we say so every time. If the next three closings break the pattern, we update the valuation, and we ask you to update your expectations when we do.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Westlake Court for newer construction, larger homes and a $2,700,000 median on 6 MLS closings in 24 months; choose Turtle Pointe Cove for a smaller home at about $866,000, built 2003 to 2005, in a 19-home enclave with far fewer sales to compare. The two are not priced off each other.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Westlake Court | Turtle Pointe Cove |
|---|---|---|
| Residential parcels (2026 roll) | 25 | 19 |
| Regime | Homeowners' association, Chapter 720 | Unresolved: state record says condominium association, roll assesses all 19 as single-family |
| Association filed (state register) | October 3, 2014 | 2004 |
| Built (roll) | 2016 to 2023, median 2018 | 2003 to 2005, median 2004 |
| Heated area (roll) | 2,816 to 4,690, median 3,049 | 1,781 to 2,691, median 1,989 |
| Bedrooms (roll) | 3 on 16, 4 on 8, 5 on 1 | 2 on 8, 3 on 10, 4 on 1 |
| MLS, 12 months | 2 closings, $2,700,000 median | 2 closings, $866,000 median |
| MLS, 24 months | 6, $2,700,000 | 2, $866,000 |
| MLS, 36 months | 6, $2,700,000 | 3, $840,000 |
| MLS, 60 months | 11, $2,683,000 | 9, $708,000 |
| Median $ per MLS sq ft, 60 months | $855.26 | $326.80 |
| Median days on market, 60 months | 15 | 12 |
| Median sold-to-list, 60 months | 96.9% | 96.0% |
| Active listings, Sep 29, 2026 | 0 | 0 |
| County qualified sales, since Sep 29, 2025 | 2, $2,625,000 median | 2, $866,000 median |
| County qualified sales, 2025 | 4, $2,700,000 median | none on file |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Corporations; the West Bay Club sub-community roster. MLS and county figures are never mixed.
Over 60 months Westlake Court closed 11 times at a $2,683,000 median while Turtle Pointe Cove closed 9 times at $708,000, about 3.8 times, and at $855.26 against $326.80 per MLS square foot, about 2.6 times (our arithmetic). The Cove's homes are about 14 years older at the median and about a third smaller on the roll. Owners of the Cove can read how their homes are valued in the Turtle Pointe Cove valuation guide.
A buyer with $2.7 million is shopping newer detached homes across West Bay Club, and a buyer with $900,000 is not. The Cove's 2026 closings at $825,000 and $907,000, at $463 and $456 per square foot, show that Cove values have risen, but they say nothing about Westlake Court.
Across the community, Westlake Court's 12-month median of $2,700,000 on 2 closings compares with $701,250 at Jasmine Bay on 18, $649,500 at Indigo Shores on 8 and $490,000 at Turtle Pointe on 3, all condominiums, and the roster puts Laurel Oaks at West Bay Club at $2,187,500 on 2 and Riverbrooke at $3,000,000 on 3.
The flood zone, the fees and the club affect a Westlake Court home's value through what a buyer must pay to own it. At the points we tested the FEMA map shows Zone AE, the club publishes $15,350 at closing and the association's dues are not public, so we list each item without inventing a number.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
At points we geocoded to the Montserrat Lane and Saint Barts Lane address ranges, the FEMA map returned Zone AE, coastal floodplain, with a base flood elevation of 11.0 feet, on panel 12071C0587G effective November 17, 2022. The USGS returned ground elevations of about 8.2 and 8.4 feet at the same points. Zones change within a few hundred feet, so the elevation certificate for your home settles the question. The MLS does not tag flood zone, so we cannot measure a price effect from sales.
A federally backed mortgage on a home in a special flood hazard area requires flood insurance, and the premium depends on the elevation certificate. A cash buyer should price it anyway. A seller with the certificate and the current declarations page in hand removes an unknown from the buyer's math.
The club's estoppel page lists a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee. At the $2,700,000 median the $15,000 is about 0.6 percent of the price (our arithmetic). The page does not say who customarily pays, and in Lee County the contract decides.
The association's regular assessment, any special assessment, what the assessment pays for and the golf membership's initiation and dues are not on the club's public pages or the state record. We do not publish figures in circulation because they vary by source. The estoppel for your home is the document that states the assessment.
Golf at West Bay Club is a separate equity membership with a published cap of 300 golf members. The club's FAQ says a Premier membership transfers only with the sale of the home by a Premier member. The membership is not part of the deed, so it is not part of the value we state, and we put what the club tells us in the valuation notes.
The Island at West Bay Club, a 24-story, 86-residence tower, broke ground on February 19, 2025, with delivery placed in mid-2027 by our community guide, which notes that construction traffic is felt most on the west side of the property, including Westlake Court. We have not measured that traffic, and we make no claim about its effect on a price.
A 2016 home carries its first roof and air handlers into its second decade, and a 2023 home does not. We adjust for documented replacements, not for an assumption.
A free in-person Westlake Court comparative market analysis is a walk of your home with Jesse or Marc, followed by a written valuation built from the closings that fit it. We look at the lot, the outdoor living, the finishes and the systems, and we give you a list price and a net sheet. There is no obligation.
We walk the home and the lot, photograph the features that matter, ask about updates and records, and check the survey for orientation. A visit takes about an hour, and the valuation follows within a few days.
The written valuation, the comparable set, the net sheet and the documents checklist are yours whether or not you list with us. Many owners use them to decide whether to sell this season or next.
Call Jesse direct at (239) 898-6072, call Marc at (239) 287-5873, or request a free home valuation. If you are ready to list, the Westlake Court seller guide walks through the paperwork and the net.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
You can get a free Westlake Court valuation today by using the valuation form on this page or calling Jesse McGreevy direct at (239) 898-6072. Every valuation is built from the neighborhood's own closings, and it is free, private and without obligation, from the Top 1% Real Estate Agents Nationally Since 2008.
A call or text from Jesse, a short conversation about your home and your timeline, and a written valuation with the comparable set and the reasoning. If you want to see the market first, read the Westlake Court neighborhood guide.
Call Marc at (239) 287-5873 or read the Westlake Court buyer guide to see the other side of the transaction.
McGreevy and Comisar is a top-reviewed Westlake Court listing agent, 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 our Google profile.
★★★★★ "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
Owners who sell more than once are the best test of whether a valuation and a plan held up.
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
A valuation for an estate or a family sale has to be patient and plain. We hand over the numbers and the reasoning, and the timing stays yours.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
A reviewer with thirteen transactions has a yardstick. The standard we hold ourselves to on a Westlake Court valuation is the same: a real answer, including on a weekend.
Westlake Court sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 25-home neighborhood with two closings a year rewards a price set from every recorded sale and a documents file ready on day one.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you are searching for a Westlake Court listing agent, or thinking, "I need to sell my home in Westlake Court," call Jesse direct at (239) 898-6072, read the Westlake Court seller guide and see how a home here is priced above. In the last 12 months we tracked both Westlake Court closings in the MLS, and all 13 on record since December 2021.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Westlake Court buyer guide, and see how we represent buyers in Southwest Florida.
Yes, because a valuation costs nothing and the record is fresh: two closings in 12 months at $2,700,000 each, six in 24, and no Westlake Court home listed on September 29, 2026.
No. Many owners use the valuation to decide between selling this season or next, or not at all.
The request takes about 60 seconds. The written opinion of value follows after a short conversation and, if you want one, a visit.
Yes. The valuation states a value and a recommended list price with a range, and explains the difference between the two.
Yes. A valuation is private, and so is a quiet launch to our own buyer database if you choose one.
The Southwest Florida MLS closings since December 2021, the Lee County Property Appraiser roll for all 25 parcels and the county's recorded sales, the state's corporate record for the association, and the club's published amounts.
A Westlake Court specialist matters because the neighborhood has 25 homes, six useful sales and a record full of traps: sales from 2021 and 2022 that are not comparables, a county file with gaps, a flood zone that differs from the community average, and fees nobody publishes. We have read each of them.
Jesse runs the valuation, the data and the association paperwork, and has sold Southwest Florida real estate since October 2004. Reach him at (239) 898-6072.
Marc runs showings, buyer-agent conversations and the closing table, and he tests a valuation against what buyers say. Reach him at (239) 287-5873.
A general agent may value from the community's 51 closings instead of the neighborhood's 13, include the 2021 and 2022 sales in the comparable set, or miss that the FEMA map shows Zone AE at the streets we tested.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and winners of the 5 Star Award for Customer Satisfaction for 21 straight years per Gulfshore Life Magazine. Those are career honors, not neighborhood counts.
Owners elsewhere in West Bay Club can use our West Bay Club valuation guide and the West Bay Club community guide, and owners of the neighboring Turtle Pointe Cove have their own valuation guide.
These are the questions owners ask most about what a Westlake Court home is worth, answered from the recent closings and the public record. Each answer names Westlake Court. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 24-month median of $2,700,000 (n = 6, small sample) and adjust for size, street, condition and asking history. The six closings since January 2025 ran $2,600,000 to $3,100,000. For a number on your home, use the free home valuation.
The six closings since January 2025 sold for $2,600,000, $2,700,000, $2,700,000, $2,700,000, $2,700,000 and $3,100,000. Over 60 months, 11 marketed closings have a $2,683,000 median.
$855 to $985 per MLS square foot across the six recent closings, with a $891.83 median. Five closings from December 2021 to June 2022 sit at $504 to $593, a different market.
Per MLS square foot the median rose from about $550 in five sales of 2021 and 2022 to about $890 in six sales of 2025 and 2026. No marketed closing sits between June 2022 and January 2025, so the path between is unknown.
Not reliably. With 2 to 6 sales a year, one sale moves an automated estimate, and the estimate cannot see street, lot, pool, condition, flood elevation or the association paperwork. A sale-by-sale comparison is better.
The MLS does not report street, so we cannot measure it from sales. The roll shows Saint Barts Lane homes dated 2016 to 2021 and Montserrat Lane holding the newest, built 2022 and 2023, and we compare on the day with the lot and view in hand.
Yes, but six sales are too few for a size curve. The largest recent price, $3,100,000, was for a four-plus-den home of 3,147 MLS square feet. The roll's largest homes, 3,816, 4,467 and 4,690 square feet, have no close match in the recent closings.
The MLS does not tag renovation, so we cannot measure its return here. For homes built 2016 to 2023 the useful items are usually pool, outdoor kitchen, storm protection and finishes, and we compare them one by one with the closings.
We cannot say from sales because the MLS extract we use does not separate pool from no pool in this neighborhood. We compare the homes that have one, and we adjust from the closings, not from a rule of thumb.
It matters for condition and cost of ownership. The roll dates homes 2016 to 2023, with a 2018 median, and a buyer pays attention to roof, air handler and finish ages. We value from documented replacements.
The club's website places Westlake Court on the 7th and 8th holes, but we have no lot-by-lot orientation and the MLS does not tag view. A survey and a walk decide, and we do not assume a premium.
It raises the buyer's carrying cost through flood insurance, and the elevation certificate decides the premium. The MLS does not tag flood zone, so we cannot measure a discount from sales. We list it in the valuation.
A buyer prices the club's $15,000 community contribution and $350 transfer fee as cash at closing, unless the contract shifts them. The club does not say who customarily pays, so the contract decides.
The association's dues are not public, so we cannot state an effect. A buyer reads the estoppel for the regular and any special assessment and prices what they see.
The county's qualified home sales in 2016 to 2021 ran $1,300,000 to $1,800,000, and closings since 2025 ran $2,600,000 to $3,100,000. A price you paid years ago may sit far below today's market. Recorded price is history, and current closings set the value.
Two in the 12 months to September 29, 2026, six in 24 months and 11 marketed closings in 60 months, plus two transactions entered after closing. That is 13 in the MLS since December 2021.
There is no other Westlake Court home listed, which helps, and the six recent sales closed at $2,600,000 to $3,100,000. The last two took 134 and 227 days, which does not. A valuation tells you where your home sits.
The 24-month median is 77 days and the 12-month median is 180.5 days (n = 2), with a range of 15 to 227 days. Plan for a season, not a month.
All six recent closings sold below the final list price, by 0.9 to 11.0 percent, and together for 5.4 percent less than their asks. The median sold-to-list ratio is 94.0 percent.
None on September 29, 2026, per the MLS. A buyer who wants the neighborhood may have to wait, and a seller who lists meets no direct competition from the same neighborhood.
Westlake Court's 60-month median is $2,683,000 and Turtle Pointe Cove's is $708,000, about 3.8 times lower, for homes built 2016 to 2023 and 2003 to 2005. See the Turtle Pointe Cove valuation guide.
Westlake Court's 12-month median of $2,700,000 on 2 closings compares with $701,250 at Jasmine Bay on 18 and $649,500 at Indigo Shores on 8, both condominiums, and with $3,000,000 at Riverbrooke on 3.
At $2,700,000 with a 2.5 percent listing commission and no buyer-agent offer, the illustration in our seller guide nets about $2,602,201.00 before payoff and prorations. Commission is negotiable, and the written valuation uses your real numbers.
In Lee County the seller customarily pays the documentary stamps ($0.70 per $100, or $18,900.00 at $2,700,000) and the owner's title policy (about $9,325.00), plus the estoppels. The contract controls.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We value a Westlake Court home from its own closings, tell you what the record cannot show and never quote a fee nobody has published.
A comparative market analysis is a written valuation built from the closed sales that best match your home. Ours lists each comparable with its date, price, size and days on market, and explains the adjustments.
Yes. Many owners ask before deciding. The valuation is free, private and without obligation.
Yes. We keep the conversation private and patient, and we give you the numbers and the reasoning so the timing stays yours.
No. This page covers Westlake Court in Estero, Lee County, ZIP 33928, inside West Bay Club. The City of Westlake is in Palm Beach County and is unrelated.
We do not name a builder. Builder attributions in resale marketing are not recorded documents, and we did not find one in a recorded instrument we could read. The roll gives year built, not builder.
They are different. An appraisal is a lender's opinion for a loan, and our valuation is an opinion to help you price a sale. A buyer's lender will order an appraisal on a financed purchase, which is why the closings matter.
Westlake Court owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Westlake Court sale and public record in West Bay Club before writing this guide. Learn more about our team.
In the last 12 months we tracked both Westlake Court closings in the MLS, and we tracked all 13 closings on record since December 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida, and the preparation that matters most in a neighborhood this small is the same every time: the recent closings, the two estoppels, the club's amounts due, and the flood file.
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 Westlake Court 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).
Selling in Westlake Court? 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 Southwest Florida.
Westlake Court facts on this page rest on primary sources: the club's own pages, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, the statutes and our MLS pull. No brokerage or listing portal is cited. Sources were accessed on September 30, 2026 unless dated.
Westlake Court's key documents are issued by the club, the State of Florida, FEMA and federal agencies. Each row links the issuing authority. The recorded declaration is held in the Lee County Clerk's official records, and the association's estoppel comes through its management company.
| Document | What it tells you | Issued by |
|---|---|---|
| West Bay Club open house policy | The Saturday and Sunday 1 p.m. to 4 p.m. window, three days' notice, photo identification and two signs per event | West Bay Club (PDF) |
| West Bay Club estoppel page | The published amounts due at closing: a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee | West Bay Club |
| Westlake Court Homeowners' Association, Inc. record | Filing date October 3, 2014, status, annual reports and the registered agent | Florida Division of Corporations |
| Resolution Z-05-010, West Bay Club planned development | The master zoning approval behind the community | Lee County (PDF) |
| Revised preliminary flood insurance study | The county's pending flood study | Lee County Community Development (PDF) |
| Uniform Mitigation Verification Inspection Form | The wind-mitigation form insurers use for premium credits | Florida Office of Insurance Regulation (PDF) |
| Section 720.401, disclosure to prospective purchasers | The homeowners' association disclosure summary and the buyer's 3-day cancellation right | Florida Legislature |
| Section 720.30851, estoppel certificates | What the association's estoppel must state, its 10-business-day deadline and its fee caps | Florida Legislature |
| Section 689.261, property tax disclosure | The summary that tells a buyer not to rely on the seller's tax bill | Florida Legislature |
| Section 689.302, flood disclosure | The seller's flood statement owed at or before contract | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 deed rate and worked examples | Florida Department of Revenue |
| Rule 69O-186.003, title insurance rates | The promulgated owner's policy premium schedule | Florida Administrative Code |
| NAR settlement FAQs | How commission and buyer-broker agreements work after August 17, 2024 | National Association of REALTORS |
| Hurricane Ian Tropical Cyclone Report | The storm record for September 2022 | National Hurricane Center (PDF) |
| Hurricane Milton Tropical Cyclone Report | The storm record for October 2024 | National Hurricane Center (PDF) |
| FEMA Map Service Center | The flood zone and panel for your exact address | FEMA |
| Selling your home, Publication 523 | How the IRS treats gain on the sale of a home | Internal Revenue Service |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.