Indigo Shores at West Bay Club is a carriage-home condominium village in Estero: 92 homes in 23 buildings built 1999 to 2004, a $650,000 median on 13 MLS closings in 24 months, and every sale listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Indigo Shores at West Bay Club is a condominium neighborhood inside the master-planned community of West Bay Club in Estero, Florida. It is the largest of the community's carriage-home condominium villages: 92 residences in 23 four-unit buildings built between 1999 and 2004, a $650,000 median across 13 Southwest Florida MLS closings in the 24 months to September 29, 2026, and a single active listing on that date. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because search engines blur it. This page covers Indigo Shores at West Bay Club Condominium Association, Inc. in Estero, Lee County, ZIP 33928, inside the gates of West Bay Club. It is not Indigo Isle at The Brooks, a different condominium community with a similar name, and it is not Laurel Oaks, the other Estero subdivision whose name turns up in West Bay Club searches. It is also not Indigo Shores of Florida, Inc., an inactive corporation on the state register, or Turtle Pointe at Waterview, a defunct name unrelated to this neighborhood.
If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what an Indigo Shores home costs to buy and to carry, which records are public, and which ones you must ask the association for before you write an offer. Where the public record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Indigo Shores at West Bay Club because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a village read built from every MLS closing, the county roll and the state's corporate and condominium registers.
If you're searching for the best realtor for Indigo Shores in West Bay Club, Estero, whether you're ready to sell your Indigo Shores home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Indigo Shores carriage home from its own recent closings, and we do that below in the open.
Recent Indigo Shores track record (last 12 months): In the last 12 months Indigo Shores has seen 8 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $649,500 (n = 8, even, the mean of the middle pair $649,000 and $650,000), a range of $599,000 to $885,000, $5,528,000 in total volume, a median of 59 days on market and a median sold-to-list ratio of 94.7%. The highest-priced resale in that window was $885,000 for a three-bedroom-plus-den, 2,748 square foot home in March 2026, which sold at its full list price on day zero. We publish no count of Indigo Shores sales we represented, because none is on file for this village, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked every one of the 8 Indigo Shores closings in the Southwest Florida MLS, and we tracked all 29 closings the MLS has recorded here since October 2021. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Indigo Shores sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At a $650,000 median the marketing has to reach buyers comparing a garage carriage home with a full amenity package against a single-family home, and the paperwork has to be ready early: the condominium association's estoppel, the master association's resale documents, and a clear answer on whether any club membership travels with the sale.
For Indigo Shores buyers: the first question is which of two very different homes you are buying, because closings split into smaller homes of roughly 2,060 to 2,293 MLS square feet at a $640,000 median and larger homes of 2,748 or more at $805,000 (24 months, both small samples). The second is the carry, because the association fee is not published. The third is what the association's insurance and repair history says about a 1999-to-2004 building.
Honors and recognition:
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072. See what your Indigo Shores at West Bay Club home is worth today.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Read our Indigo Shores at West Bay Club buyer's guide before you tour.
Living in Indigo Shores at West Bay Club means owning a two-level carriage home with a two-car garage, in a four-unit building maintained by a condominium association, inside a gated, member-owned Estero community with a Pete and P.B. Dye golf course, a rebuilt Gulf beach club, a resort pool and a racquet park.
The village is 23 low-rise buildings with four residences each, numbered 101 and 102 on the ground level and 201 and 202 above, on four streets: Indigo Bay Boulevard, Emerald Bay View, Sapphire Shores Lane and Royal Shores Drive. The county roll counts 14 buildings on Indigo Bay Boulevard, four on Emerald Bay View, three on Sapphire Shores Lane and two on Royal Shores Drive.
The public record supports three uses of the property: a lock-and-leave seasonal base, a maintenance-free full-time home for owners stepping down from a larger house, and a way into West Bay Club at a price below the community's single-family homes. We read these from the price, size and association structure of the homes, and we describe the property, not the people who own or rent it.
Inside the gate, the community's own site lists a private Beach Club, a Bay House with a resort pool, fitness center and demonstration kitchen, the Aqua Cafe, a tennis facility with eight Har-Tru courts, six pickleball courts, two bocce courts and River Park on the Estero River, which has a boat launch and boat storage. Indigo Shores owners live a short drive or golf-cart ride from these, not on them, and the amenity section below sorts what is bundled from what is not.
Five things buyers sometimes assume. No golf course frontage claim: the roll does not say which buildings face water or fairway, and we make no view claim without an address in hand. No clubhouse of its own: unlike its rival Turtle Pointe at West Bay Club, Indigo Shores has no neighborhood clubhouse or pool listed in the roster. No new construction: the buildings date from 1999 to 2004, so every sale is a resale. No public fee sheet for the association: the condominium's own dues are not published. No 55-plus restriction: we found no age-restricted declaration for the village.
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Indigo Shores at West Bay Club is a 92-residence condominium village of 23 four-unit buildings, recorded with the state in January 2000 and built out between 1999 and 2004, with its own condominium corporation, one of eight active corporations tied to West Bay Club on the state register, inside a community of roughly 700 homes.
The county's 2026 tax roll carries 92 residential parcels under the legal name Indigo Shores at West Bay Club, all coded as condominium use, plus one common-elements parcel. The state's condominium register agrees at 92 units for the project. The two counts match, which is not true of every neighborhood in West Bay Club.
West Bay Club is a split community: a main inland enclave off Williams Road, a river park on the Estero River, and a Gulf beach club on Little Hickory Island in Bonita Springs. Indigo Shores is in the inland enclave, in the same low-rise carriage-home family as Turtle Pointe at West Bay Club, with the high-rise Jasmine Bay towers and the villas of Westlake Court making up the rest of the condominium and villa tier.
The roll assigns Indigo Bay Boulevard, Emerald Bay View, Sapphire Shores Lane and Royal Shores Drive to Indigo Shores. Marsh Pointe Run, Marsh Turtle Trail and Ridgepoint Drive belong to Turtle Pointe, not Indigo Shores, even though listing portals sometimes group the two coach-home neighborhoods together. A listing on those streets is a Turtle Pointe listing, and its comparable sales are Turtle Pointe's.
The roll shows 46 ground-level and 46 upper-level residences. Ground-level parcels carry 1,901 heated square feet, and upper-level parcels 2,399. The MLS reports different figures for the same buildings, mostly 2,060 to 2,293 for ground-level homes and 2,748 for upper-level ones, and the difference is discussed in the homes section below.
Indigo Shores homes closed 13 times in the Southwest Florida MLS in the 24 months to September 29, 2026, at a $650,000 median and 41 median days on market, the first window that reaches 10 closings. In the last 12 months, 8 closed at a $649,500 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area, and county figures are qualified recorded sales, and the two are never compared on a per-square-foot basis. Medians use the mean of the middle pair when n is even. Sold-to-list means sold price over final list price. Every one of the 29 MLS closings below was marketed through the MLS, so none is excluded as a sale entered after closing.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 8 (small sample) | $649,500 (mean of $649,000 and $650,000) | $286.40 | 59 | 94.7% |
24 months, first window with 10+ | 13 | $650,000 | $290.78 | 41 | 95.1% |
36 months | 18 | $675,000 (mean of $650,000 and $700,000) | $293.21 | 44 | 94.7% |
60 months | 29 | $695,000 | $303.40 | 33 | 96.4% |
The 24-month window totals $9,290,500 in volume, with prices from $599,000 to $950,000, days on market from 0 to 162 (mean 59.2) and a mean of the per-sale sold-to-list ratios of 95.2%. Eleven of the 13 sold below the final list price and two sold at it.
Twenty-nine closings is a small enough set to read sale by sale, and the recent ones are the ones that matter. Here is each closing since October 2021, newest first, by month, price, bedrooms and area only. The MLS records bedrooms and baths as a label, and the table spells each one out.
Closed | Beds and baths | MLS living area (sq ft) | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
May 2026 | 3 bed, 2 full and 1 half bath | 2,060 | $669,900 | $649,000 | 96.9% | 105 |
May 2026 | 3 bed plus den, 3 bath | 2,748 | $799,000 | $700,000 | 87.6% | 155 |
May 2026 | 3 bed, 2 full and 1 half bath | 2,293 | $679,000 | $640,000 | 94.3% | 162 |
Apr 2026 | 3 bed, 3 bath | 2,060 | $629,900 | $599,000 | 95.1% | 77 |
Apr 2026 | 3 bed, 3 bath | 2,060 | $695,000 | $650,000 | 93.5% | 38 |
Mar 2026 | 3 bed plus den, 3 bath | 2,748 | $885,000 | $885,000 | 100.0% | 0 |
Feb 2026 | 3 bed, 2 full and 1 half bath | 2,293 | $644,900 | $630,000 | 97.7% | 41 |
Dec 2025 | 4 bed plus den, 3 bath | 2,748 | $835,000 | $775,000 | 92.8% | 33 |
Jul 2025 | 3 bed, 2 full and 1 half bath | 2,060 | $775,000 | $775,000 | 100.0% | 0 |
May 2025 | 3 bed plus den, 3 bath | 2,748 | $649,000 | $600,000 | 92.4% | 42 |
May 2025 | 3 bed, 2 full and 1 half bath | 2,268 | $624,900 | $602,500 | 96.4% | 88 |
Feb 2025 | 4 bed plus den, 3 bath | 2,748 | $895,000 | $835,000 | 93.3% | 16 |
Jan 2025 | 4 bed plus den, 3 bath | 2,748 | $975,000 | $950,000 | 97.4% | 13 |
Sep 2024 | 3 bed plus den, 3 bath | 2,981 | $959,000 | $920,000 | 95.9% | 46 |
Aug 2024 | 3 bed, 2 full and 1 half bath | 2,060 | $610,000 | $570,000 | 93.4% | 154 |
Jun 2024 | 4 bed, 3 bath | 2,748 | $795,000 | $712,500 | 89.6% | 165 |
Jun 2024 | 3 bed, 3 bath | 2,114 | $699,800 | $625,000 | 89.3% | 35 |
Apr 2024 | 3 bed, 2 full and 1 half bath | 2,293 | $725,000 | $700,000 | 96.6% | 193 |
Aug 2023 | 3 bed, 2 full and 1 half bath | 2,060 | $679,900 | $649,000 | 95.5% | 0 |
Aug 2023 | 3 bed plus den, 3 bath | 2,748 | $999,900 | $995,000 | 99.5% | 0 |
Jul 2023 | 3 bed plus den, 3 bath | 2,748 | $895,000 | $858,000 | 95.9% | 40 |
Jun 2023 | 3 bed, 2 full and 1 half bath | 1,901 | $650,000 | $625,000 | 96.2% | 1 |
Jun 2023 | 3 bed plus den, 3 bath | 2,748 | $859,000 | $835,000 | 97.2% | 7 |
May 2023 | 3 bed, 2 full and 1 half bath | 2,060 | $639,900 | $625,000 | 97.7% | 0 |
Dec 2022 | 3 bed, 2 full and 1 half bath | 2,220 | $569,900 | $555,000 | 97.4% | 0 |
Oct 2022 | 3 bed plus den, 3 bath | 2,399 | $865,000 | $865,000 | 100.0% | 0 |
Jan 2022 | 3 bed, 2 full and 1 half bath | 2,060 | $600,000 | $600,000 | 100.0% | 1 |
Oct 2021 | 3 bed plus den, 3 bath | 2,748 | $695,000 | $695,000 | 100.0% | 0 |
Oct 2021 | 3 bed plus den, 3 bath | 2,748 | $699,000 | $720,000 | 103.0% | 3 |
Twenty-three of the 29 sold below final list, five sold at list and one, in October 2021, sold above it. Eight closed in zero days on market, six of them in 2021 through 2023.
In the last 12 months we tracked 8 closings, from $599,000 to $885,000. Five were smaller-group homes of 2,060 or 2,293 square feet at $599,000 to $650,000, a median of $640,000. Three were larger-group homes of 2,748 square feet at $700,000, $775,000 and $885,000. Volume was $5,528,000. Eight is a small sample, so the median of $649,500 describes eight sales and does not forecast a ninth.
The 36-month median ($675,000, n = 18) and 60-month median ($695,000, n = 29) sit above the 24-month figure because the older sales include the 2023 peak, when larger-group homes sold at $835,000 to $995,000, and the 2025 sales of $950,000 and $835,000 in January and February. Read the longer windows as history and the 12-month and 24-month figures as today.
The MLS carries living areas from 1,901 to 2,981 square feet for Indigo Shores, and they fall into two groups. We treat homes of 2,293 square feet or less as the smaller group and 2,399 or more as the larger group, which is our reading of the MLS record and not an association plan sheet. Over 24 months the seven smaller-group sales had a median of $640,000 (n = 7, range $599,000 to $775,000) and the six larger-group sales a median of $805,000 (n = 6, the mean of $775,000 and $835,000). Over 60 months the fifteen smaller-group sales had a median of $625,000 and the fourteen larger-group sales a median of $835,000 (n = 14, even). Median MLS price per square foot barely differs between the groups over 24 months, $291 against $293, so the gap is size, not a premium per foot. All are small samples.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description and remember that the mix of large and small homes moves the median.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (October only) | 2 | $707,500 (mean of $695,000 and $720,000) | $695,000 to $720,000 | 1.5 | 101.5% |
2022 | 3 | $600,000 | $555,000 to $865,000 | 0 | 100.0% |
2023 | 6 | $742,000 (mean of $649,000 and $835,000) | $625,000 to $995,000 | 0.5 | 96.7% |
2024 | 5 | $700,000 | $570,000 to $920,000 | 154 | 93.4% |
2025 | 6 | $775,000 (mean of $775,000 and $775,000) | $600,000 to $950,000 | 24.5 | 94.9% |
2026 to September 29 | 7 | $649,000 | $599,000 to $885,000 | 77 | 95.1% |
The pattern is a fast, at-or-above-list market in 2021 and 2022, a 2023 median of $742,000, a 2025 median of $775,000 that leaned on four larger-group sales among six, and a 2026 median of $649,000 that leaned on five smaller-group sales among seven. Days on market lengthened from a median of 0.5 in 2023 to 154 in 2024, then eased to 24.5 in 2025 and 77 in 2026. The 16 percent drop from the 2025 median to the 2026 median is real in the record and partly a mix effect.
On September 29, 2026 the MLS showed one Indigo Shores active: a three-bedroom-plus-den, three-bath, 2,748 square foot home listed at $779,900 with 228 days on market. The last sale carrying the same MLS label and area, in May 2026, closed at $700,000 after 155 days against a $799,000 list, so the current ask sits $79,900, or 11.4 percent, above it. One active against 8 closings a year is about 1.5 months of supply (our arithmetic). That is a tight number that reflects how few homes come to market, not how easily an overpriced one sells.
This is a public-record sale, not one of ours, and it is the only Indigo Shores sale in the record that closed at full list price in the last 12 months. In March 2026 a three-bedroom-plus-den, three-bath, 2,748 square foot home closed at $885,000, listed at $885,000, in zero days on market. Three facts stand out. It is $185,000 above the May 2026 sale of a home with the same label and area ($700,000). It is the fourth-highest price in the 60-month MLS record, behind $995,000 in August 2023, $950,000 in January 2025 and $920,000 in September 2024. And it shows the range of the same building type: in the same 12 months, two ground-level homes closed at $599,000 and $650,000 in April. Condition, finish and pricing discipline separate those outcomes far more than the address does.
For the buyer, a sale like that carries costs the price does not show: the association's fee, the master association's assessment, property tax and insurance, covered in the fee sections below.
Lee County's qualified recorded sales cover Indigo Shores back to 2000, 149 arm's-length sales on file across 79 of its parcels, with a $649,000 median in 2026 to July 29 and a $775,000 median in 2025. County figures are recorded deed prices flagged as qualified, so they give the long view the MLS cannot.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 7 | $649,000 |
2025 | 6 | $775,000 |
2024 | 5 | $700,000 |
2023 | 6 | $742,000 |
2021 | 10 | $599,500 |
2020 | 9 | $545,000 |
2019 | 6 | $511,250 |
2018 | 4 | $442,000 |
2017 | 10 | $461,000 |
2016 | 13 | $400,000 |
2015 | 9 | $375,000 |
2014 | 11 | $421,500 |
2013 | 7 | $332,000 |
2012 | 9 | $310,000 |
2011 | 4 | $399,500 |
2010 | 6 | $325,000 |
2009 | 4 | $352,500 |
2004 | 8 | $480,000 |
2003 | 4 | $240,000 |
2001 | 7 | $235,800 |
2000 | 4 | $229,200 |
Since September 29, 2025 the county file shows 8 qualified sales at a $649,500 median, the same count and median as the MLS 12-month window. For 2023 through 2026 the county and MLS counts and medians match year for year, which is a useful cross-check. The county file has no qualified sale for 2022, although the MLS recorded three closings that year: the file lists five recorded transfers for the year and none is flagged qualified, so we lean on the MLS for 2022.
The county median rose about 86 percent from $400,000 in 2016 to $742,000 in 2023, and about 42 percent from $545,000 in 2020 to $775,000 in 2025. From the 2025 median to the 2026 median of $649,000 is a fall of about 16 percent. Small counts move medians and the mix of large and small homes changes them, so we describe direction and not a rate.
The 2000 through 2004 rows, at $229,200 to $480,000, are the first sales of the buildings and early resales, and they are the reason so many parcels show a recorded sale: 79 of the 92 residential parcels have at least one qualified recorded sale on file. The county file carries no qualified rows for 2005 through 2008.
Indigo Shores at West Bay Club began as a Florida not-for-profit corporation filed on December 7, 1999, followed by a condominium declaration that the state register records on January 14, 2000, and its 23 buildings were completed in five waves from 1999 to 2004 according to the Lee County tax roll, with a median year built of 2001.
The Florida Division of Corporations lists Indigo Shores at West Bay Club Condominium Association, Inc. with a filing date of December 7, 1999 and an active status. It filed an annual report every year from 2000 through 2026, the latest on February 3, 2026, and the record shows no amendments or name changes. It was filed the same day as the corporation for Turtle Pointe, its sister carriage-home village, when the community's master association, filed in 1998, was not yet two years old.
The state's Division of Condominiums extract lists the project as approved and recorded, with 92 units and a recording date of January 14, 2000. The county roll's legal description points to the same instrument, a declaration of condominium in the Lee County official records, and the earliest recorded sale on the county file is dated January 14, 2000. Turtle Pointe's declaration was recorded three weeks earlier, on December 23, 1999. The recorded declaration itself is the document that would settle boundaries, use restrictions and unit rights, and we have not read it page by page.
Indigo Shores at West Bay Club has 92 carriage homes in 23 buildings on the county roll, its own condominium corporation and, on September 29, 2026, exactly one home for sale, asking $779,900 after 228 days. In a village where 13 homes closed in 24 months at a $650,000 median, the seller who prices to the recent closings and has the association paperwork ready is the one who closes.
Selling an Indigo Shores home in West Bay Club? Get a free Indigo Shores home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in West Bay Club and see what a West Bay Club home is worth.
Buying at Indigo Shores? Call Marc at (239) 287-5873, start with our West Bay Club buyer's guide, or read how we represent buyers.
Our Indigo Shores at West Bay Club seller's guide covers pricing, prep and closing costs.
The roll's year-built field gives one building in 1999, six in 2000, ten in 2001, two in 2002 and four in 2004, 23 buildings in all. The bulk of the neighborhood, 16 of 23 buildings, was finished in 2000 and 2001. The four 2004 buildings are the newest, which matters for roofs and windows, because a building's age is the county's only condition proxy.
We do not name a builder. Listing sites attribute the neighborhood to a national homebuilder, but no recorded declaration, plat or state filing we read names one, and a listing site is not a source. The Lee County Clerk's recorded declaration would name the declarant, and we will add the builder here once we have read it.
Indigo Shores owners belong to two bodies. One is the condominium association above. The other is West Bay Club Community Association, Inc., the master association filed on February 20, 1998, which owns and runs the community-wide roads, gates and common areas and is legally separate from The West Bay Golf Club, Inc., the equity club that owns the golf and club facilities. Buyers who assume the two are one entity misread the fee structure, so the fee sections below separate them.
An Indigo Shores home is a condominium residence in a four-unit, two-level building, with ground-level homes numbered 101 and 102 and upper-level homes numbered 201 and 202, roll heated areas of 1,901 or 2,399 square feet, and three or four bedroom labels in the MLS. The community's hub research adds a two-car garage for each home.
The roll's heated area splits cleanly by unit number: all 46 homes numbered 101 or 102 carry 1,901 heated square feet, and all 46 numbered 201 or 202 carry 2,399. The ground-level group is 40 two-bedroom, two-bath homes and six three-bedroom, three-bath homes. Every upper-level home is a three-bedroom, three-bath. The roll therefore records 40 two-bedroom, 52 three-bedroom and no four-bedroom homes.
The MLS calls the same buildings by different numbers. Its living areas run 1,901, 2,060, 2,114, 2,220, 2,268, 2,293, 2,399, 2,748 and 2,981 square feet, and its labels run from three bedrooms and two full baths with a half bath to four bedrooms plus a den. No MLS closing is labelled two-bedroom. We cannot reconcile 2,748 square feet against a roll figure of 2,399 from public records, because MLS area is entered by the listing agent and may count space the county does not. Compare like with like, and get the association's plan or a measured floor plan before you pay per square foot.
The numbering shows two levels in every building, and the community's hub research describes two-story buildings with a two-car garage per home. The roll and MLS do not carry a garage field, so we treat the garage as a fact to confirm on each unit. Two stories matters for law: Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories.
Year built is a blunt proxy. A 1999-to-2004 building has a roof, windows, air handlers and plumbing that are 22 to 27 years old unless replaced. The community's hub research notes that neighborhoods built before 2002 may carry older non-impact windows, and a wind mitigation inspection on the specific home is the way to know. The Village of Estero's permit records and the association's own records show what has been replaced.
Choose a smaller plan if you want the lower price rung, $599,000 to $650,000 in the 12-month window. Choose a larger plan if you want the extra space, $700,000 to $885,000 in the 12-month window. The roll suggests the smaller plans are the ground-level homes and the larger plans the upper level, but we cannot tie an MLS size to a unit number from public records, so we confirm the level, entry and view on site.
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
An Indigo Shores home comes with access to the West Bay Club community amenities that the club lists for residents: the Bay House and its pool, the fitness center, the tennis facility with eight Har-Tru courts, pickleball and bocce, River Park, the Beach Club on the Gulf, and dining, while golf is a separate, capped equity membership.
The community site describes the Bay House as a resort-style pool with laps, poolside dining, fitness centers, a demonstration kitchen and a spa. Its Aqua Cafe serves casual meals with poolside views, and the fitness center is staffed with a wellness director, attendants and trainers and equipped with Technogym machines. These sit on the community side of the gate and are used by residents, not by Indigo Shores owners alone.
The Net is an octagonal tennis facility with eight Har-Tru courts, and the Sports Park adds six pickleball courts and two bocce courts. The club runs racquet programs for all ages and levels. Court and dining reservations, tee times and guest registration run through the club's member portal.
River Park has a boat launch and boat storage on the Estero River, which is not a marina with assigned slips. The Beach Club on Little Hickory Island, completed in March 2024 after Hurricane Ian destroyed its predecessor, is described by the community as a built-in benefit for residents with a full-service restaurant, valet and beach attendants. It is about a 20-minute drive south of the gate, not a walk.
The Pete and P.B. Dye course is 18 holes and members only. The membership FAQ says the golf cap is 300 members, that the club is an equity, member-owned private club managed by Troon, and that memberships are family memberships. It also says the initiation fee is non-refundable and that a membership may be transferred only by a Premier member transferring it with the sale of a home. Our earlier hub research cited a lower cap of 290, so we quote the club's own FAQ and tell buyers to confirm the number in writing.
Owning an Indigo Shores home does not by itself give you golf. It gives you the community's residential amenities and the right to ask for a membership. A Social membership is offered to West Bay residents only, and a Premier member-in-waiting track offers year-round golf privileges with limits. The club's public pages list no prices, and the reported 2026 Premier figures in our hub research, about $130,000 to join and about $16,900 a year, are unverified here, so ask the membership office for the current schedule before you price a home.
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Indigo Shores owners pay two sets of dues: the condominium association's own fee and the master association's assessment for the community. Neither figure is published for Indigo Shores on a public site we could read, so this page gives the structure, the questions to ask and the documents that answer them, not a guess.
Indigo Shores at West Bay Club Condominium Association, Inc. sets and collects its own assessment for the 92 homes. It is not published in the public record. The association's estoppel certificate, issued by its manager on request, is the document that states the current amount, any special assessment and any balance owed on the unit.
West Bay Club Community Association, Inc. collects an assessment for the community roads, gates and common areas. Our hub research cites reference points of roughly $2,125 to $3,642 a year for condominium owners across the community, varying by village, from third-party summaries. Treat that as a question to ask, not a fact about Indigo Shores.
In a Florida condominium the association's assessment usually pays for the building's master insurance, roofs and exteriors, common landscaping, and reserves, and the master assessment pays for community-wide roads, gates and common areas. What each association bundles for Indigo Shores, including water, sewer, trash, pest control or cable, is set by its declaration and budget, and money words like "included" or "covered" mean nothing until you see the document.
Our hub research reports that West Bay Club carries no Community Development District, checked against the state's special-district records and the county's special-districts list. We confirm the absence of a CDD line on a specific parcel's tax bill before closing, because a buyer should see it on the bill, not take it from us.
At the 24-month median of $650,000, every $1,000 a month of combined dues is 1.85 percent of the price a year. That arithmetic is why the estoppel matters more than any sentence on this page. We do not publish an all-in monthly figure for Indigo Shores because none is public.
Indigo Shores buyers pay layered costs: the condominium association's dues, the master association's assessment, any club membership, one-time charges at closing that the two associations may set, Lee County property tax, and insurance. The condominium and master charges are not published for Indigo Shores, so this section maps the layers and names the document for each.
Dues, special assessments, a capital contribution or transfer fee at sale, and any application fee are set by the declaration and budget. Ask the manager for the estoppel and the current budget. Florida caps a standard estoppel for a current account at $299, and the seller customarily pays it in Lee County, though the contract controls.
The community's assessment and any master transfer or capital fee at sale are set by the master association's documents. The club's membership office and the master association's manager can state them. A buyer should ask whether the master charges a fee on transfer.
A Social or Premier membership is optional, separate from the master assessment, and priced by the club. It is not a closing cost of the condominium.
Lee County property tax is billed on the county's assessed value, and a buyer's first bill can differ from the seller's when the assessment and exemptions change. Our hub research puts typical total tax bills at about 1.0 to 1.4 percent of just value on a homesteaded parcel, and non-homesteaded second homes pay more. A condominium owner buys an HO-6 policy for contents, interior finishes and loss assessment, while the association's master policy covers the structure.
At a $650,000 price, the certain costs beyond price and lender fees are the association charges the estoppel will disclose, plus property tax that our hub research puts at about 1.0 to 1.4 percent of just value on a homesteaded parcel, plus the HO-6 policy. We do not add these into one all-in figure because two of the layers are unpublished.
The recorded declaration of condominium governs Indigo Shores, together with the association's articles, bylaws and rules, and the master association's own declaration and rules sit above it. Most are available to owners through the association's manager and the club's member portal, and to buyers through the estoppel and resale package.
The declaration was recorded in January 2000 according to the state register and is a recorded instrument in the Lee County Clerk's official records. We have not read it page by page and do not paraphrase its clauses. We tell buyers to request it and read the use restrictions, the leasing rules and the amendment history.
The state's corporate record shows the articles of incorporation filed December 7, 1999 and no later amendment. The current bylaws and rules are held by the association and its manager, who is Newell Property Management LLC according to the association's February 3, 2026 state filing, and not Guardian Property Management as our earlier research recorded.
Our hub research reports that exterior changes require master association architectural review, and that each sub-association operates its own layer under its declaration, so an Indigo Shores owner should expect two approvals for exterior work such as shutters, screens, doors or paint. The submission packet and fee schedule are behind the member portal, so ask for them before planning work.
Whether the condominium board must approve a sale or lease, what it charges, and how long it takes are questions for the declaration, not the public record. Ask the manager for the current procedure and any application fee before you list or make an offer, and build the approval time into the contract.
The community's gate is staffed around the clock, and open-house visitors and non-resident guests need photo ID, according to our hub research. Contractor and vendor access is pre-registered through the gate. We handle gate procedure for showings on every listing.
Indigo Shores at West Bay Club is not a 55-plus community that we can find on the record. We found no age-restricted declaration for the village, and the club's own membership FAQ describes residents as families, semi-retired, retired and professionals. We describe the property, not who may live in it.
Federal fair housing law lets qualifying communities restrict occupancy to older persons, and a community that does so must meet specific requirements set out by the U.S. Department of Housing and Urban Development. West Bay Club does not advertise one, and neither does the Indigo Shores association on the public record. A buyer of any age can buy, subject to the association's ordinary approval and rules.
The declaration is the document that would state any age restriction, and we have not read it. If a client's decision turns on the point, we ask the manager for it in writing before an offer, and we suggest you do too.
Renting out an Indigo Shores home depends on the condominium declaration and rules, which are not public, so the minimum lease term, the number of leases a year and any tenant approval must be confirmed in writing before you buy. We publish no term for Indigo Shores because none is on the public record.
Minimum lease terms, frequency limits and tenant screening are set by a condominium's declaration and rules. The manager, Newell Property Management LLC per the association's 2026 state filing, can state the current rule and any application fee.
The master association may add its own rules for tenants and guests, and the club sets who may use amenities. Ask the master association's manager whether a tenant receives amenity access and whether the master charges a transfer fee for leases.
We publish no short-term rental rule for Indigo Shores. A buyer planning stays of less than a month should treat them as not permitted until the association says otherwise in writing. Florida's transient rental tax rules apply to any short-term rental that is allowed.
A landlord should request the lease rules, the tenant application and fees, any transfer fee at either association, whether tenants may keep pets, how gate access and parking pass to a tenant, and whether the association requires the owner to carry anything beyond an HO-6 policy, before making an offer.
Pet rules at Indigo Shores are set by the condominium association and the master association, and we found no published rule for either. West Bay Club has two dog parks at the Sports Park, one for large dogs and one for small, but that is a community amenity, not a statement of the village's pet limits.
We cannot state the number, size or breed limits, and we do not publish a blanket rule. We can say that assistance animals for a person with a disability are handled under federal fair housing rules, per the U.S. Department of Housing and Urban Development, which apply to condominiums regardless of an association's pet policy.
Ask the manager for the village's pet rule and the master association for the community rule, and get the answer in writing before you go under contract. Buyers with a large dog or more than two pets should ask first, not last.
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories. Indigo Shores' unit numbering shows two levels per building, so the rules appear not to reach these buildings, but the ordinary reserve, budget and disclosure duties of Chapter 718 still apply.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies for condominium buildings of three or more habitable stories, and House Bill 913 in 2025 refined them. The Division of Condominiums and Section 553.899 set the milestone rule, and Section 718.112 the reserve study duty.
The unit numbers 101, 102, 201 and 202 show two levels, and our hub research describes two-story buildings, so the three-story test does not appear to be met. We treat that as a reading of the numbering, not a finding from the recorded declaration, and we ask the association to confirm the story count in writing. The state registers all 23 buildings as one project of 92 units, so one answer covers the village.
Even where the three-story test is not met, Section 718.112 requires a condominium association to budget for reserves for roof replacement, painting, pavement and other capital items unless the unit owners have properly waived or reduced them. The budget shows what the association has set aside. For 1999-to-2004 buildings, the roof and exterior painting cycle is the number to read.
The state's condominium register lists Indigo Shores as approved and recorded. That is the registration status of the declaration and the annual-fee record. It is not a finding about the buildings' condition, and it says nothing about milestone or reserve status. The Division's separate structural reserve reporting page lists associations that have filed studies, and a buyer can ask whether Indigo Shores appears there.
Section 718.503 requires a resale seller of a condominium unit to give the buyer the governing documents, budget and related disclosures, and Section 718.116 gives the estoppel certificate and caps its fee. Buyers should get the declaration, articles, bylaws, rules, the current budget and financial statement, and any reserve study or a statement that none applies, before the inspection period ends.
At a point we geocoded on Indigo Bay Boulevard in Indigo Shores, the FEMA flood map shows Zone AE, a coastal floodplain with a base flood elevation of 11 feet, inside the special flood hazard area, on the countywide panel effective November 17, 2022. That is a map reading for one point, not a survey.
FEMA's National Flood Hazard Layer returns Zone AE, subtype coastal floodplain, with a static base flood elevation of 11 feet and the special flood hazard flag set true, at our test point on Indigo Bay Boulevard. The panel is 12071C0587G, effective November 17, 2022. A box of roughly a quarter mile around the point returned only AE polygons of the coastal floodplain type, and a wider box of roughly 0.4 mile also returned Zone X and floodway polygons associated with the Estero River, which runs through the community. Our earlier hub research cited a different panel number, and we quote the panel the federal service returned to us. Verify the exact building at FEMA's map service before you rely on any zone.
A federally backed mortgage requires flood insurance in a special flood hazard area, which includes zones starting with A. That means a lender is likely to require flood insurance on an Indigo Shores purchase with a mortgage, subject to the lender's own determination for the specific building, and a cash buyer can still buy it. The Village of Estero's guidance says anywhere it rains, it can flood, and recommends checking the flood zone, the evacuation zone and the storm surge layers separately.
Yes, and the record is public. The Village of Estero's May 2024 building permit report lists two Indigo Shores permits, both dated May 10, 2024, for interior repairs from hurricane damage, on Royal Shores Drive with a listed value of $98,811.51 and on Indigo Bay Boulevard with a listed value of $7,058.70. The permit descriptions do not say whether the damage was wind or water. Our hub research, citing a listing site that we do not treat as a source, also reports an association insurance claim and restoration and several as-is sales, so ask the association for its Ian claim and repair history.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, with its worst surge on the coast and islands, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County. Lee County evacuation zones are surge-based and separate from flood zones, and we have not confirmed Indigo Shores' evacuation letter, so a buyer should look it up on the county and Village tools.
The association's master policy covers the building structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111 governs association insurance and Section 627.714 the unit owner's loss assessment coverage. Ask for the master policy summary, the hurricane deductible, the roof age and the claims history, and ask your agent for a wind mitigation inspection, which uses the state's uniform mitigation verification form.
The Village of Estero reported on November 21, 2024 that FEMA will maintain its Community Rating System class 6 and a 20 percent discount for National Flood Insurance Program policyholders in Estero. Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read before choosing a policy. We do not publish an Indigo Shores premium because no public source does.
Indigo Shores at West Bay Club is in Lee County's South choice zone, and the public schools the Village of Estero lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice and proximity, not by a fixed address boundary, so a family should confirm current options with the district.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade on Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth on Three Oaks Parkway, and Estero High School for ninth through twelfth on River Ranch Road. Our hub research puts the drive at roughly 10 to 20 minutes depending on the school and traffic.
Lee County divides its choice system into East, South and West zones with sub-zones, and families rank schools within the options open to their sub-zone. Assignment depends on preference, proximity and availability. The district's zone lookup and the school websites are the place to confirm current options for a specific address, and a school assignment should never be a contingency you assume.
Our hub research reports that Estero High School offers the AICE Cambridge program, one of four Lee County high schools that do, with an application window in winter. Confirm the program and the window with the school.
The Village of Estero's Community Development Department issues building permits and inspections within the Village, so permit history for an Indigo Shores home sits with the Village, and recorded instruments sit with the Lee County Clerk. We read the Village's May 2024 report for Indigo Shores and have not searched a specific unit.
The Village's permits page directs new construction, remodeling and signage questions to Community Development on Corkscrew Palms Circle, with a permitting line at 239.221.5036. Village incorporation moved this work from Lee County to the Village for properties inside its limits.
For a 1999-to-2004 carriage home, the useful permit questions are the roof, windows and doors, the air-conditioning system, the water heater, the electrical panel, any interior remodel and any hurricane-damage repair. A permit and a final inspection are evidence, and an unpermitted change is a question for the seller.
The May 2024 report lists two Indigo Shores permits for interior repairs from hurricane damage, both listing the Indigo Shores at West Bay Club subdivision. Two permits in one month do not describe the village's total repairs, since the report covers one month.
We did not read a full permit list for any Indigo Shores address, the recorded declaration or its amendments, or the association's minutes. Those are the documents that would show a special assessment, a roof project or a rule change, and we ask for them on every purchase.
Near Indigo Shores at West Bay Club, the Coconut Point node and the Coconut Road corridor west of US-41 hold the largest projects, and the Village of Estero's road updates track a multi-year I-75 widening. None of it is inside West Bay Club except The Island tower, and we make no claim about any effect on a home's price.
The Island at West Bay Club is a 24-story, 86-residence tower being built by Kolter Urban inside the community, with delivery expected around mid-2027 and eight active listings from $2.7 million to about $10.1 million on September 29, 2026. It is pre-construction, has no closed sales and no association yet, and our guide to The Island at West Bay Club covers it as a pre-construction guide, not a resale market.
Coconut Road is the only east-west access from US-41 into the community, and the 2016 Coconut Road traffic study recommended roundabouts at three intersections, with capacity expected to be reached by 2028 without improvements. Our hub research also reports Woodfield Estero, a 596-unit mixed-use project, as approved and under construction at US-41 and Coconut Road, about a mile north of the main gate. Traffic on Coconut Road is a daily reality for Indigo Shores residents.
Saltleaf on Estero Bay, a London Bay project in Bonita Springs with two Ritz-Carlton Residences towers, sits across the bay on the south side. The south tower opened in April 2026, per our hub research. It is a neighbor, not a part of West Bay Club.
Daily life at Indigo Shores runs through West Bay Club's staffed gate and member portal, with the condominium association handled by its manager and the master association by the club. Coconut Point shopping and dining are about five minutes away, a 24-hour emergency department is nearby, and Southwest Florida International Airport is roughly 17 to 20 minutes by car.
West Bay Club is gated with a staffed gatehouse, and non-resident guests and open-house visitors show photo ID, according to our hub research. We handle the gate procedure on every showing and open house.
Parking for guests, trash service and mail delivery in Indigo Shores are set by the declaration, the association's rules and the master association, and we have not read them. Ask the manager how guest parking works, where mail and packages are delivered and how trash is collected for a four-unit building.
These are approximate normal-traffic drive times from West Bay Club's main access from the community's hub research, and season-peak traffic on US-41 and Bonita Beach Road adds 30 to 50 percent.
Destination | Approximate drive |
|---|---|
Coconut Point shopping and dining | about 5 minutes |
Lee Health Coconut Point emergency department | about 5 to 10 minutes |
I-75 at Corkscrew Road, Exit 123 | about 10 minutes |
Miromar Outlets | about 10 minutes |
Florida Gulf Coast University | about 10 to 15 minutes |
Downtown Bonita Springs | about 10 to 15 minutes |
Bonita Beach public access | about 15 to 20 minutes |
Southwest Florida International Airport | about 17 to 20 minutes |
Downtown Naples, Fifth Avenue South | about 30 to 34 minutes |
Lee Health Coconut Point is a free-standing 24-hour emergency department, not a full inpatient hospital. Full acute-care campuses are roughly 20 to 45 minutes away, per our hub research, so plan for a transfer for anything beyond emergency stabilization.
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Indigo Shores at West Bay Club is the second-largest build village in the roster after Jasmine Bay's two towers, with 92 carriage homes built 1999 to 2004 and a $649,500 median on 8 MLS closings in 12 months. Only Jasmine Bay closed more in this benchmark, and the smaller villages closed two or three each.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Village | Units | Regime | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
217 (two towers) | Condominium (718) | 2007 | 18 | $701,250 | |
Indigo Shores | 92 | Condominium (718) | 1999 to 2004 | 8 | $649,500 |
64 | Condominium (718) | 1999 to 2004 | 3 (small sample) | $490,000 | |
25 | Homeowners' association (720) | 2016 to 2023 | 2 (small sample) | $2,700,000 | |
19 on the roll | Association regime unresolved | 2003 to 2005 | 2 (small sample) | $866,000 | |
0 built, 86 planned | Condominium (planned) | delivery expected 2027 | 0 | none, pre-construction |
The five built villages hold 417 residences on the roll, and the other neighborhoods, the single-family names such as Riverbrooke and Nature's Cove, are covered in the West Bay Club hub and hold most of the rest of the roughly 700 homes. The 12-month medians come from each village's own MLS figures, and the small-sample rows are descriptions of two or three sales, not markets.
Jasmine Bay is the only built high-rise product, 217 residences in two 20-story towers, with a $701,250 12-month median on 18 closings, and the two villages sit at nearly the same median for very different homes. Indigo Shores buys a carriage home of roughly 2,000 to 3,000 MLS square feet, Jasmine Bay a tower residence. The two priced within about 7 percent of each other at the 12-month median.
Turtle Pointe at West Bay Club is Indigo Shores' rival and sister: both were incorporated on the same day in December 1999, both are carriage-home condominium villages, and both were completed between 1999 and 2004. The next section compares them in full.
Westlake Court and Turtle Pointe Cove are single-family or villa neighborhoods at higher prices on very few sales, which is why we do not treat them as comparable sales for an Indigo Shores home. The state register lists Turtle Pointe Cove as a condominium project of 38 units against 19 parcels on the county roll, a mismatch we have flagged to our roster.
The Island at West Bay Club is a pre-construction tower with asking prices from about $2.7 million. It is a reason some buyers look at Indigo Shores as the price entry point to the same gates, and it is not a comparable sale for any resale here.
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Indigo Shores at West Bay Club for the larger homes, more closings and the higher median, $675,000 over 36 months, or choose Turtle Pointe at West Bay Club for a lower entry price, near $495,000 over 36 months, its own neighborhood clubhouse and pool, and far more choice on the market today.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Indigo Shores at West Bay Club | Turtle Pointe at West Bay Club |
|---|---|---|
Residential parcels (2026 roll) | 92 | 64 |
Regime | Condominium, one association | Condominium, one association |
Association incorporated | December 7, 1999 | December 7, 1999 |
Declaration recorded (state register) | January 14, 2000 | December 23, 1999 |
Built | 1999 to 2004, median 2001 | 1999 to 2004, median 2000 |
Bedrooms (roll) | 2 on 40, 3 on 52 | 2 on 54, 3 on 10 |
Heated area (roll) | 1,901 or 2,399, median 2,150 | 1,614 to 2,044, median 1,829 |
Neighborhood clubhouse and pool | None listed | Own clubhouse, pool and spa per the roster |
MLS, 12 months | 8 closings, $649,500 median | 3 closings, $490,000 median (small sample) |
MLS, 24 months | 13, $650,000 | 5, $600,000 (small sample) |
MLS, 36 months | 18, $675,000 | 10, $495,000 (mean of $490,000 and $500,000) |
MLS, 60 months | 29, $695,000 | 15, $599,000 |
Median $ per MLS sq ft, 36 months | $293.21 | $301.92 |
Median days on market, 36 months | 44 | 72 |
Median sold-to-list, 36 months | 94.7% | 94.2% |
Active listings, Sep 29, 2026 | 1 at $779,900 | 8, median ask $524,900 |
Months of supply, 12-month pace | 1.5 | 32.0 |
County qualified sales since Sep 29, 2025 | 8, $649,500 median | 3, $490,000 median |
County qualified sales, 2025 | 6, $775,000 median | 2, $610,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register; Florida Division of Corporations. MLS and county figures are never mixed.
Price and choice. Over the same 36 months Indigo Shores closed 18 times at a $675,000 median while Turtle Pointe closed 10 times at $495,000, a gap of $180,000 or about 36 percent, for homes that are larger on the roll: an Indigo Shores median of 2,150 heated square feet against 1,829. Turtle Pointe's median MLS price per square foot is slightly higher, $301.92 against $293.21, so its smaller homes cost a little more per foot, and the gap in price is size. Supply is the other difference: Turtle Pointe had 8 active listings on September 29, 2026, about 32 months of supply at its 12-month pace, against one at Indigo Shores.
Turtle Pointe's 12-month median of $490,000 rests on three sales, and its 24-month median of $600,000 on five, so we lead with its 36-month window. Its eight actives, listed from $429,900 to $675,000 with days on market from 32 to 361, tell a different story from its closings, and a buyer there has room to negotiate that a buyer at Indigo Shores does not have.
Choose Indigo Shores if you want the larger plan, a deeper record of comparable sales and a village with far fewer homes competing for the same buyer. Choose Turtle Pointe if price is the constraint, if you want a neighborhood clubhouse and pool, and if you can use a buyer's market. The master association, the gate and the club are the same for both. Only the condominium association, the building and the manager differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Indigo Shores' strengths are its place inside a gated, amenity-rich community at the community's entry price rung, a deep record of 29 recent closings, and a two-level building that appears outside the milestone rules; its weaknesses are unpublished fees, a flood-zone reading of AE at our test point, and 1999-to-2004 systems.
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Indigo Shores at West Bay Club Condominium Association, Inc. lists Newell Property Management LLC in Naples as its mailing address and registered agent in a February 3, 2026 state filing. Our roster and hub research still recorded Guardian Property Management, so a buyer should confirm the current manager before sending any request.
The Florida Division of Corporations record shows the association's principal address, mailing address and registered agent all changed on February 3, 2026, to c/o Newell Property Management LLC on Jaeger Road in Naples. The filing lists a five-person board of officers and directors, and we do not name individuals.
The manager issues the estoppel certificate, holds the budget and the governing documents, and takes the sale and lease applications. A request sent to a former manager loses days in a 30-day inspection period, and an estoppel is valid for a limited time, so the right contact matters at both ends of a sale.
Our earlier research recorded Guardian Property Management on the strength of older state filings, and the 2026 filing supersedes it. Sub-association managers can change without notice, which is why we confirm the manager against the state record on each transaction.
The master association and the club are managed separately from the condominium association. The club's own FAQ says the club is managed by Troon. Ask the club's office which person handles resale documents for the master association, since that contact is not published.
A seller of an Indigo Shores home in Lee County customarily pays documentary stamps on the deed at $0.70 per $100, the owner's title policy, the estoppel certificate and a prorated share of property tax, and the contract controls. At a $650,000 sale, doc stamps are $4,550 and a promulgated owner's policy is about $3,325.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Sale price | Where it sits in the Indigo Shores record | Doc stamps at $0.70 per $100 | Owner's title policy (about) |
|---|---|---|---|
$600,000 | Near the $599,000 low of the 12-month window | $4,200 | $3,075 |
$650,000 | The 24-month median | $4,550 | $3,325 |
$780,000 | Near the current $779,900 ask | $5,460 | $3,975 |
These figures use Florida's statewide doc-stamp rate and the state's promulgated owner's policy premium schedule, which is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. They exclude commission, mortgage payoff, the estoppel fee, the closing agent's fees and any association charge at sale.
Florida caps a standard estoppel certificate for a current account at $299, with higher caps for expedited or delinquent accounts, and the seller customarily pays it. Any condominium or master transfer fee is set by the associations and should be requested with the estoppel.
Florida property taxes are paid in arrears, so at a closing before the tax bill is paid the seller credits the buyer for the seller's days of ownership. The title company prorates using the prior year's bill, and association dues are prorated to the closing date.
Commission is negotiable and set by the listing agreement. We explain the structure on a valuation call and put it in writing before you list.
A buyer at Indigo Shores should request the condominium estoppel, declaration, budget and reserve schedule, the master association's documents, the association's hurricane claim and repair history, the roof and window ages, the flood determination for the exact building, and the club's current membership schedule, all before the inspection period ends.
Ask its manager for the declaration and amendments, articles, bylaws, rules, the current budget and financial statement, the estoppel, the master policy summary and deductibles, any reserve study or a statement that none applies, and the minutes for the last two years.
Ask for the master declaration and rules, the assessment schedule, any transfer or capital fee, the architectural review packet, and the club's current membership schedule in writing.
Order a home inspection, a wind mitigation inspection on the state's uniform form, and a four-point inspection if the insurer requires it. Ask the seller for permits for any interior remodel, and for the Ian repair scope if the home was damaged.
Which level is the home on, how is the roof drained, what is the garage arrangement, how are guest parking and trash handled, and what has the association replaced since 2004? A walk of the building with the manager or a board member in daylight answers more than a brochure.
We pull the closings, the association's public filings and the fee schedules before you make an offer, and we run this list on every buyer's behalf. Call Marc at (239) 287-5873.
If you're searching for an Indigo Shores listing agent, or thinking, 'I need someone to sell my Indigo Shores home...' you are selling into a village where few homes trade each year and the ask against recent closings decides the result. McGreevy and Comisar are 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)
In the last 12 months we tracked all 8 Indigo Shores closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 29 the MLS has recorded since October 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Indigo Shores home valuation. Jesse follows up with the Indigo Shores closings that fit your home: the same level and size, adjusted for condition, updates, furnishings and any lease in place.
(239) 898-6072, text or call. Confidential conversations welcome. Our Indigo Shores at West Bay Club seller's guide walks through the sale step by step, and the Indigo Shores at West Bay Club home valuation page shows how homes here are priced.
Selling here? Start with our Indigo Shores at West Bay Club seller's guide.
For a home priced to the recent closings the market is workable: one active against 8 closings a year is about 1.5 months of supply, and homes priced near the recent sales have closed. A home asking well above the recent closings should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Indigo Shores' own recent sales, by size. Five smaller-group homes closed in 12 months at $599,000 to $650,000, and three larger-group homes at $700,000 to $885,000.
The 24-month median is 41 days and the 12-month median is 59 days, with a range of 0 to 162 days in 24 months.
That depends on the condominium declaration, which we have not read. Ask the manager for the sale procedure and any application fee before you list.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and any tenant approval or transfer fee should be confirmed with both associations.
Indigo Shores 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 Indigo Shores sale and public record in West Bay Club before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Indigo Shores guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Indigo Shores realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them.” stephen joslin, verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Kendall Sweat, verified Google review
Selling your Indigo Shores home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Indigo Shores? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Indigo Shores homes for sale, condos for sale, HOA fees and living in West Bay Club in Estero, answered from the records cited below. Each answer names Indigo Shores and points to the section that holds the detail. Where a record is not public, the answer says so.
Indigo Shores at West Bay Club is a condominium neighborhood of 92 carriage homes in 23 four-unit buildings inside West Bay Club, a gated, member-owned community in Estero, Florida. It was built between 1999 and 2004 and is the largest carriage-home village in the community.
It is neither Indigo Isle at The Brooks nor any other property with a similar name. This page covers Indigo Shores at West Bay Club Condominium Association, Inc. in Estero, Lee County, ZIP 33928, and not Indigo Shores of Florida, Inc., an inactive corporation on the state register.
Indigo Shores is inside the gated West Bay Club community in Estero, west of US-41 and north of Coconut Road, on Indigo Bay Boulevard, Emerald Bay View, Sapphire Shores Lane and Royal Shores Drive. Coconut Point shopping and dining are about five minutes away.
The Lee County 2026 roll carries 92 residential parcels, all condominium use, in 23 buildings of four homes each, and the state's condominium register also lists 92 units. The two counts agree.
The county roll records 1,901 heated square feet for the 46 ground-level homes and 2,399 for the 46 upper-level homes. The MLS reports 1,901 to 2,981 square feet of living area. Confirm the size of the specific home before you compare prices.
The roll shows two bedrooms on 40 homes and three on 52. The MLS labels its closings three bedrooms, three plus a den, four or four plus a den, and none as two-bedroom, so confirm the bedroom count and any den on the specific home.
Between 1999 and 2004 per the county roll, with a median year built of 2001. One building dates from 1999, six from 2000, ten from 2001, two from 2002 and four from 2004. The declaration was recorded January 14, 2000.
On September 29, 2026 the Southwest Florida MLS showed one Indigo Shores active: a three-bedroom-plus-den, three-bath, 2,748 square foot home at $779,900 with 228 days on market. Call Marc at (239) 287-5873 for the live list, since one listing changes the picture.
In the 24 months to September 29, 2026, 13 MLS closings ran from $599,000 to $950,000 at a $650,000 median. In the last 12 months, 8 closed from $599,000 to $885,000 at a $649,500 median. Those are the homes that actually closed.
The 24-month median is $290.78 per square foot of MLS living area and the 12-month median is $286.40. County and MLS square-foot figures measure different things, so we never compare them.
Down from 2025. The MLS median was $742,000 in 2023 (n = 6), $775,000 in 2025 (n = 6) and $649,000 in 2026 to date (n = 7), and county qualified sales show the same medians. Small samples and a changing mix of large and small homes describe direction, not a rate.
The 24-month median is 41 days on market and the 12-month median is 59 days, with a range of 0 to 162 days over 24 months. Three of the 13 closings in 24 months took more than 90 days.
Two sets: the condominium association's own fee and the master association's assessment. Neither is published for Indigo Shores on a public site we could read, so the association's estoppel certificate is the document that states them.
That is set by the declaration and budget and is not public. In a Florida condominium the fee usually covers building insurance, roofs and exteriors, common landscaping and reserves. Ask the manager for the budget before assuming water, trash, pest control or cable is included.
Your lender and title costs, any capital contribution or transfer fee that either association charges, and prepaid taxes and insurance. Neither association publishes a transfer fee for Indigo Shores, so ask for both on the estoppel.
Our hub research reports no CDD for West Bay Club, and we confirm it on each parcel's tax bill. We found no public record of an Indigo Shores special assessment, and the estoppel and minutes are where one would show.
They depend on the Lee County assessment, exemptions and millage for the year. Our hub research puts typical bills at about 1.0 to 1.4 percent of just value on a homesteaded parcel. The Lee County Property Appraiser's roll and the Tax Collector's bill show the number for a unit.
No. Owning a home gives you the community's residential amenities, and golf is a separate equity membership at The West Bay Golf Club, with a Social membership offered to residents only, per the club's FAQ. A membership moves only when a Premier member transfers it with a home sale.
We found no age-restricted declaration for Indigo Shores, and the club's FAQ describes residents as families, semi-retired, retired and professionals. The declaration is the document that would state any age restriction, so ask the manager for it in writing.
The lease term, frequency limit and approval steps are set by the condominium declaration and rules and are not public. Ask the manager in writing before you buy for rental, and ask the master association whether it charges a transfer fee for leases.
We found no published rule allowing them, so treat stays under a month as not permitted until the association says otherwise in writing. Any short-term rental that is allowed carries Florida transient rental tax obligations.
The pet rule is not published for the village or the master association. West Bay Club has two dog parks, so pets are part of community life, but limits are set by the association. Assistance animals fall under federal fair housing rules.
Our hub research describes a two-car garage for each home, and the roll and MLS carry no garage field, so confirm it on the unit. Guest parking is set by the association, so ask the manager how it works.
Some might, but the roll does not say which buildings face water or fairway, and we make no view claim without an address. Verify the view from the home and check the flood zone for the exact building.
At a point we geocoded on Indigo Bay Boulevard, FEMA maps Zone AE, a coastal floodplain with a base flood elevation of 11 feet, inside the special flood hazard area, on the panel effective November 17, 2022. Check the exact building on FEMA's map service.
A lender is likely to require it on a mortgage in a special flood hazard area such as Zone AE, subject to the lender's determination for the building, and any owner can buy it. The Village of Estero says anywhere it rains, it can flood.
The Village's May 2024 permit report lists two Indigo Shores permits for interior repairs from hurricane damage, but it does not say whether the cause was wind or water, and we do not say the whole village was damaged or undamaged. Ask the association for its claim and repair history.
Only if its buildings are three or more habitable stories. The unit numbering shows two levels, so the rules appear not to reach them, but the story count should be confirmed in writing, and the association's ordinary reserve duties still apply.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice zone and proximity, so confirm current options with the district before relying on a school.
Indigo Shores has 92 homes and a $675,000 median over 36 months against Turtle Pointe's 64 homes and $495,000. Turtle Pointe has its own clubhouse and 8 active listings. See our Turtle Pointe at West Bay Club guide and the decision table above.
Yes. The county roll, the state register and the association say Turtle Pointe, and the MLS spells it Turtle Point. Search both when you look for comparable sales next door to Indigo Shores.
Ask for the estoppel, the declaration, rules, budget and reserve schedule, the story count, the roof and window ages, the association's Ian claim and repair history, lease and pet rules, the flood determination and the master association's documents. Marc runs that list on every buyer's behalf.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We pull the closings, the association records and the fee schedules for you before you offer. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. West Bay Club is gated, and showings follow its gate procedure, which we handle. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tour Indigo Shores beside Turtle Pointe on one morning if you like.
Newell Property Management LLC in Naples is the association's mailing address and registered agent in its February 3, 2026 state filing. Our earlier research recorded Guardian Property Management, so confirm the current manager before you send a request.
No. The Island at West Bay Club is a pre-construction tower with asking prices from about $2.7 million and no closed sales. It is a different product at a different price, and its numbers do not price an Indigo Shores home.
These are the questions sellers ask most about selling an Indigo Shores home in Estero, answered from the recent closings and the public record. Each answer names Indigo Shores. 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 $650,000 (n = 13) and adjust for size, level, condition and asking history. The 12-month median is $649,500 (n = 8). For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
In the 12 months to September 29, 2026, eight homes closed: $599,000, $630,000, $640,000, $649,000, $650,000, $700,000, $775,000 and $885,000. The lowest was April 2026 and the highest was a 2,748 square foot home in March 2026.
Not reliably. With 8 to 13 sales a year, one sale moves an automated estimate, and the estimate cannot see level, size, condition or the association paperwork. A sale-by-sale comparison is better.
Historically yes. Over 24 months the six larger-group sales had a median of $805,000 against $640,000 for the seven smaller-group sales, and over 60 months $835,000 against $625,000. Both are small samples, so we price each home against its own size.
The MLS does not tag renovation, so we cannot measure it in this village. Our reading is that condition explains part of the spread among similar homes, for example $599,000 and $650,000 for two 2,060 square foot homes that closed in the same month. We compare finishes on the day.
The county's qualified sales show a $775,000 median in 2025 and $649,000 in 2026, so a price you paid in 2023 or 2025 may sit above today's market. Recorded price is history, and current closings set the ask.
The 24-month median is 41 days and the 12-month median is 59 days, with a range of 0 to 162 days. The difference between the two is mostly price and size.
One on September 29, 2026, at $779,900 with 228 days on market. Against 8 closings a year that is about 1.5 months of supply, which is low, though the one listing has waited a long time at its ask.
Listing ahead of the winter season reaches seasonal buyers, and our data shows 2026 closings spread from February to May, with no summer closings in the last 12 months. That is a pattern in eight sales, not a rule.
Yes, indirectly. A buyer prices the HO-6 policy, the condominium fee that carries the master building policy, and any flood insurance into what they will pay. A recent roof, clear reserve paperwork and the association's repair history make a home easier to underwrite.
Yes. At our test point on Indigo Bay Boulevard FEMA shows Zone AE, so a buyer with a mortgage is likely to be asked for flood insurance. Have the elevation certificate or flood determination for your building ready.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price an Indigo Shores home from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
With professional photography, video and drone where it helps, a qualified-buyer database, and marketing that names the amenities of West Bay Club that a buyer can use. We also handle the gate and showing procedure.
West Bay Club is gated, and our hub research reports that open-house visitors show photo ID at the gate. We follow the community's process and arrange gate access for showings.
You can, but you would need to handle the pricing, both associations' resale paperwork, the gate procedure and the contract yourself. We recommend a pricing conversation with us first, with no obligation.
That depends on the condominium declaration, which we have not read. Ask the manager for the sale procedure and any application fee before you list, and build any approval time into the contract.
The governing documents, budget, financial statement and related disclosures required by Section 718.503, plus the estoppel. We request the declaration, rules and any reserve or repair paperwork before listing.
If the buildings are three or more habitable stories, the buyer is entitled to that information. The unit numbering shows two levels, so ask the association for a written statement of the story count and of any reserve study so a buyer's attorney does not have to.
At least the condominium association's through its manager, and possibly a separate master association document. Confirm both requests are placed when the contract is signed.
Florida caps a standard estoppel for a current account at $299, and in Lee County the seller customarily pays it, though the contract controls. Rush and delinquent-account surcharges may apply.
Neither association publishes one for Indigo Shores. If either charges a fee, the contract decides who pays, and the estoppel should state it. We ask for both before we set your price.
Condominium and master dues are prorated to the closing date, and Florida property taxes, which are paid in arrears, are credited to the buyer for the seller's days of ownership. The closing agent prepares the numbers.
In Lee County the seller customarily pays documentary stamps on the deed, $0.70 per $100, and the owner's title policy, plus the estoppel. At $650,000, doc stamps are $4,550 and a promulgated owner's policy is about $3,325, before commission and any payoff. The contract controls.
Yes, but it must be disclosed and the contract must say who pays. The estoppel states any assessment. We would want the board's notice and the payment schedule before we set a price.
It depends on the rules, which are not public. The lease term and approval rules decide the economics. Compare the net rent, the fees and tax against a sale at about $650,000, and ask the manager in writing first.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and closing should match the lease end. Confirm any tenant approval and transfer fee with both associations.
Only if you hold a Premier membership, which the club's FAQ says may be transferred with the sale of a home. Owning an Indigo Shores home does not carry a golf membership by itself. Ask the membership office how a transfer works before you list.
It is not required to list, but the state's uniform mitigation verification form can earn a buyer insurance credits, and a current one is a selling point. For a 1999-to-2004 building, credits depend on the roof and openings, so ask your insurance agent.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors, so ask yours.
The one active listing has done that at $779,900. The last sale with the same label and area closed at $700,000, so a reset toward the recent closings is usually the answer, plus a review of photos and condition. Call Jesse at (239) 898-6072.
Near the recent closings for your size. The eight 12-month closings sold at a median of 94.7 percent of the final list, so a final ask about 5 percent above the price you would accept fits the pattern. The one home listed at $779,900 has waited 228 days.
Use the MLS living area that a plan or measurement supports, and be ready to explain a difference. The county roll shows 1,901 or 2,399 heated square feet, and the MLS often shows more, so a figure above the roll needs a source.
On size and price: Indigo Shores' 36-month median of $675,000 is $180,000 above Turtle Pointe at West Bay Club at $495,000, and Turtle Pointe has eight homes for sale against one. Buyers who want the larger plan come to Indigo Shores. We price with both in view.
No. Every one of the 29 Indigo Shores closings in the MLS record was marketed through the MLS, so none is excluded as a sale entered after closing. County sales are counted separately.
Every fact on this Indigo Shores guide traces to a primary record below: the West Bay Club community's own pages, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and the county roll and MLS. No brokerage, listing portal or IDX feed is cited as a source.
Indigo Shores' key public documents are published by the State of Florida, the Village of Estero, FEMA and the federal government, and the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the estoppel through the association's manager.
Document | Issued by | Date | Link |
|---|---|---|---|
Indigo Shores at West Bay Club Condominium Association, Inc. record | Florida Division of Corporations | filed December 7, 1999 | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
May 2024 Building Permit Report | Village of Estero | May 2024 | |
West Bay Club Membership FAQ | West Bay Club | current page | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Indigo Shores. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
