Jasmine Bay is the only high-rise inside West Bay Club in Estero: two 2007 towers of 217 condominium residences, every recent closing listed, and the fees, rules and flood facts spelled out. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Jasmine Bay is a condominium neighborhood inside the master-planned community of West Bay Club in Estero, Florida. It is the only high-rise product West Bay Club has built: two towers of 217 residences on the county roll (108 in the North tower, 109 in the South tower), finished in 2007, with 18 Southwest Florida MLS closings in the last 12 months at a $701,250 median. 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. This page covers Jasmine Bay North Condominium and Jasmine Bay South Condominium, on West Bay Boulevard in Estero, Lee County, ZIP 33928, with the Jasmine Bay Master Association that sits over both. We found no same-name collision for Jasmine Bay on the county roll or in the MLS. The collisions the community roster warns about are elsewhere: Indigo Isle at The Brooks is a different community from Indigo Shores at West Bay Club, and the Laurel Oaks off Grey Fox Run is not Laurel Oaks at West Bay Club. The state's corporate register also lists unrelated companies whose names begin with Jasmine Bay, including single-unit owner companies; none of them is an association.
If you own in one of the towers 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 a tower residence costs to buy and to carry, which documents the towers publish, and which ones you must ask 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 Jasmine Bay because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a tower-by-tower read built from every MLS closing, the county roll, the state condominium register and the towers' own posted rules.
If you're searching for the best realtor for Jasmine Bay in West Bay Club, Estero, whether you're ready to sell your Jasmine Bay 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 tower residence from its own recent closings, and we do that below in the open.
Recent Jasmine Bay track record (last 12 months): In the last 12 months Jasmine Bay has seen 18 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $701,250 (n = 18, even, the mean of the middle pair $700,000 and $702,500), a range of $525,000 to $1,440,000, $14,582,500 in total volume, a median of 142 days on market and a median sold-to-list ratio of 93.5%. The highest-priced resale in that window was $1,440,000 for a 2,342 square foot residence in April 2026. We publish no count of Jasmine Bay sales we represented, because none is on file for this neighborhood, 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 18 Jasmine Bay closings in the Southwest Florida MLS, and we tracked all 64 closings the MLS has recorded here in the 60 months to September 29, 2026 (63 marketed through the MLS and one entered after closing). Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Jasmine Bay sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. In a tower the marketing has to reach a seasonal or full-time buyer who wants a bay-side high-rise inside a private club community, and the paperwork has to be ready early: the towers' new-owner packet is due two weeks before closing, the purchase application carries a $150 fee, and showings run through a fob-and-hours protocol the management office publishes.
For Jasmine Bay buyers: the first question is which of three sizes you are buying, because the MLS shows 1,766, 2,150 and 2,342 square foot residences and they have closed at $685,000, $685,000 and $1,050,000 medians in the last 12 months (small samples of 8, 5 and 5). The second is the carry, because the tower dues are not published and only the estoppel states them. The third is the state of the building's records: the structural reserve study, the milestone schedule and the master insurance summary.
Honors and recognition:
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Jasmine Bay means a three-bedroom tower residence with a private elevator lobby, a club room, fitness center, theater room and infinity pool in your own building, and the golf, tennis, beach and dining of West Bay Club a few minutes away, all inside a gated Estero community with no Community Development District.
Jasmine Bay is two condominium towers on the west edge of West Bay Club, North and South, both on West Bay Boulevard. The Lee County 2026 roll carries 217 residential parcels, all condominium use, all built in 2007. The state's condominium register lists the two projects at 108 and 109 units, which matches the roll unit for unit.
Jasmine Bay is one place to buyers and three corporations to lawyers: Jasmine Bay North Condominium Association, Jasmine Bay South Condominium Association and the Jasmine Bay Master Association, all filed on May 7, 2007. In the last 12 months the MLS split the 18 closings 13 North and 5 South, so we treat the two towers as one market with two sub-markets.
The public record supports three uses: a seasonal lock-and-leave home for owners who are away in summer, a full-time home, and a rental unit. The purchase application asks each buyer to say which of full-time, part-time or rental applies. We describe the property, not the people who buy it.
Each tower has its own lobby with a concierge desk, private elevator lobbies on each floor, a club room with a kitchen, bar, billiard table and card room, a fitness center, a movie theater room, and an infinity pool with cabanas that can be rented. UPS and FedEx packages are logged and delivered to unit foyers on weekday afternoons, and other carriers leave packages behind the lobby desk.
Five things buyers sometimes assume. No detached-home lot: every residence is a condominium unit, so the roof, structure and grounds belong to the associations. No on-site restaurant: dining is at the West Bay Club venues, a short drive away. No new construction: every sale is a resale, and the Jasmine Bay Master Association has no builder inventory on the roll. No published dues sheet: the towers post rules and forms, but the assessment is stated in the estoppel. No 55-plus restriction: we found no age-restricted declaration for either tower.
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jasmine Bay tower residences closed 18 times in the Southwest Florida MLS in the 12 months to September 29, 2026, at a $701,250 median and 142 median days on market, the first window that reaches 10 closings. The 60-month median is $910,000 on 64 closings.
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; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and sales entered after closing (SDE) are listed but excluded from medians and days on market. Sold-to-list means sold price over final list price.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months, first window with 10+ | 18 | $701,250 (mean of $700,000 and $702,500) | $395.67 | 142 | 93.5% |
24 months | 25 | $925,000 | $405.64 | 94 | 92.6% |
36 months | 39 | $900,000 | $426.99 | 94 | 93.1% |
60 months | 64 | $910,000 (mean of $900,000 and $920,000) | $446.26 | 41 | 93.6% |
The 12-month window totals $14,582,500 in volume, with prices from $525,000 to $1,440,000, days on market from 0 to 381 (mean 141.4) and a mean of the per-sale sold-to-list ratios of 91.8%. None of the 18 sold at or above its final list price, 13 took more than 90 days, and 5 closed at $1,000,000 or more.
Eighteen closings is enough for a median, but a tower is read sale by sale. Here is each one, by month, tower, price, bedrooms and area only.
Month | Tower | Sold | Final list | Beds and baths | MLS living area | Days on market | Sold-to-list |
|---|---|---|---|---|---|---|---|
July 2026 | South | $740,000 | $769,000 | 3 Bed/3(0) | 1,766 | 172 | 96.2% |
July 2026 | South | $640,000 | $684,900 | 3 Bed/3(0) | 1,766 | 0 | 93.4% |
July 2026 | North | $700,000 | $749,000 | 3 Bed/3(0) | 2,150 | 381 | 93.5% |
June 2026 | North | $925,000 | $999,000 | 3 Bed/3(1) | 2,342 | 225 | 92.6% |
June 2026 | North | $670,000 | $725,000 | 3 Bed/3(0) | 1,766 | 58 | 92.4% |
May 2026 | South | $580,000 | $608,000 | 3 Bed/3(0) | 2,150 | 192 | 95.4% |
May 2026 | North | $1,000,000 | $1,249,000 | 3 Bed/3(1) | 2,342 | 3 | 80.1% |
May 2026 | North | $685,000 | $725,000 | 3 Bed/3(0) | 2,150 | 93 | 94.5% |
May 2026 | North | $525,000 | $599,000 | 3 Bed/3(0) | 1,766 | 222 | 87.6% |
April 2026 | South | $1,440,000 | $1,495,000 | 3 Bed/2(1) | 2,342 | 51 | 96.3% |
April 2026 | North | $930,000 | $949,000 | 3 Bed/3(0) | 2,150 | 104 | 98.0% |
March 2026 | North | $1,050,000 | $1,149,000 | 3 Bed/3(1) | 2,342 | 161 | 91.4% |
February 2026 | North | $700,000 | $749,000 | 3 Bed/3(0) | 1,766 | 94 | 93.5% |
December 2025 | North | $535,000 | $599,000 | 3 Bed/3(0) | 2,150 | 71 | 89.3% |
December 2025 | North | $702,500 | $749,000 | 3 Bed/3(0) | 1,766 | 234 | 93.8% |
November 2025 | North | $1,050,000 | $1,189,000 | 3 Bed/3(0) | 1,766 | 197 | 88.3% |
October 2025 | North | $1,050,000 | $1,295,000 | 3 Bed/3(1) | 2,342 | 123 | 81.1% |
October 2025 | South | $660,000 | $699,000 | 3 Bed/3(0) | 1,766 | 165 | 94.4% |
In the last 12 months we tracked 18 closings: 13 in the North tower and 5 in the South tower, 8 at 1,766 square feet, 5 at 2,150 and 5 at 2,342. Three closed under $600,000 ($525,000, $535,000 and $580,000) and five at $1,000,000 or more. The middle of the market sits at $700,000 to $702,500, and three of the 18 closed between $700,000 and $702,500.
The two towers price alike in the 12-month window and differ in the longer ones. In 12 months the North tower closed 13 times at a $702,500 median (123 median days, 92.4% of list) and the South tower 5 times at $660,000 (small sample; 165 median days, 95.4%). Over 24 months North closed 16 times at $875,000 (mean of $825,000 and $925,000) and South 9 times at $950,000. Over 60 months North closed 35 times at $920,000 with a 63-day median, and South 29 times at $900,000 with a 25-day median. At these counts we cannot separate a tower effect from timing and size mix, so we quote both towers together and use the tower split as context.
The MLS marks Jasmine Bay residences at three main living areas, 1,766, 2,150 and 2,342 square feet, and the sizes price differently.
MLS living area | Window | Closings | Median sold | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
1,766 sq ft | 12 months | 8 (small sample) | $685,000 (mean of $670,000 and $700,000) | $387.88 | 168.5 | 93.5% |
2,150 sq ft | 12 months | 5 (small sample) | $685,000 | $318.60 | 104 | 94.5% |
2,342 sq ft | 12 months | 5 (small sample) | $1,050,000 | $448.33 | 123 | 91.4% |
1,766 sq ft | 60 months | 18 | $851,000 (mean of $845,000 and $857,000) | $481.88 | 81.5 | 94.4% |
2,150 sq ft | 60 months | 19 | $900,000 | $418.60 | 45 | 93.5% |
2,342 sq ft | 60 months | 16 | $1,067,500 (mean of $1,050,000 and $1,085,000) | $455.81 | 44 | 90.5% |
Other sizes | 60 months | 11 | $837,500 | $428.30 | 0 | 100.0% |
The oddity is the 2,150 square foot residence: in the last 12 months its median matched the smaller 1,766 square foot one at $685,000, which puts its price per square foot at the bottom of the three. Five sales is a small sample, so we read that as a description of five closings and as a reason to price a 2,150 square foot residence against its own closings, not against the tower's average. The county roll groups the same residences into 1,608, 1,924 and 2,099 heated square feet; the MLS figures run 10 to 12 percent higher, and our reading is that the MLS counts more area than the roll's heated figure.
Sellers here have not been getting their ask. In the 12-month window the median closing was 93.5% of the final list price, no sale closed at or above list, and the widest gaps were $1,000,000 against $1,249,000 (80.1%, May 2026) and $1,050,000 against $1,295,000 (81.1%, October 2025). Over the full 60 months, 11 of 64 closings were at or above list, and all 11 were in 2021 and 2022. Since 2023 none has been.
The 24-month median of $925,000 sits $223,750 above the 12-month median because the 24-month window still holds the 2025 closings at $980,000 to $1,235,000. The 36-month and 60-month medians ($900,000 and $910,000) blend the 2022 run, when 13 marketed sales closed at a median of zero days on market, with the slower years after. Read the longer windows as history and the 12-month figures as today.
Every year below counts MLS-marketed closings only. Treat each median as a description, and remember that a year with several 2,342 square foot sales reads higher because of mix.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (October and November) | 2 | $645,000 (mean of $600,000 and $690,000) | $600,000 to $690,000 | 0.5 | 101.1% |
2022 | 13 | $920,000 | $550,000 to $2,600,000 | 0 | 100.0% |
2023 | 10 | $1,022,500 (mean of $975,000 and $1,070,000) | $525,000 to $1,520,000 | 19 | 91.8% |
2024 | 17 | $900,000 | $725,000 to $1,200,000 | 73 | 92.9% |
2025 | 9 | $1,050,000 | $535,000 to $1,235,000 | 88 | 91.4% |
2026 to September 29 | 13 | $700,000 | $525,000 to $1,440,000 | 104 | 93.5% |
The pattern is a fast 2022, a repriced 2023, a slower 2024 and 2025, and a 2026 that has closed lower and slowly. The 2025 median of $1,050,000 is a mix effect: five of its nine sales were 2,342 square foot residences at $1,050,000 to $1,235,000, so it says more about which residences sold than about the tower.
On September 29, 2026 the MLS showed seven Jasmine Bay actives, at a $699,900 median asking price, and the market's own pace gives about 4.7 months of supply (our arithmetic: 7 actives against 18 closings a year).
Asking price | Beds and baths | MLS living area | Asking $ per sq ft | Days on market |
|---|---|---|---|---|
$2,299,900 | 3 and den, 3 baths plus a half bath | 3,110 | $740 | 59 |
$1,050,000 | 3 bed, 3 baths plus a half bath | 2,330 | $451 | 46 |
$789,000 | 3 bed, 3 baths | 2,150 | $367 | 338 |
$699,900 | 3 bed, 3 baths | 1,766 | $396 | 110 |
$689,000 | 3 bed, 3 baths | 1,766 | $390 | 174 |
$657,500 | 3 bed, 3 baths | 1,766 | $372 | 50 |
$539,000 | 3 bed, 3 baths | 1,766 | $305 | 64 |
Four of the seven are 1,766 square foot residences asking $539,000 to $699,900, against a 12-month closed median of $685,000 for that size (n = 8). The $789,000 ask on a 2,150 square foot residence has sat 338 days, more than three times the 12-month median for the tower, and sits above the $685,000 median and the $930,000 top for that size in the last 12 months. The $2,299,900 ask is 60 percent above the highest Jasmine Bay closing in 12 months ($1,440,000) and would be the highest since the 2022 sales at $2,250,000 and $2,600,000.
The county's qualified recorded sales cover more years than the MLS, because they include sales that never went through the MLS. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales; they are never compared with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 13 | $700,000 |
2025 | 9 | $1,050,000 |
2024 | 16 | $900,000 |
2023 | 11 | $1,070,000 |
2022 | 18 | $910,000 |
2021 | 26 | $607,500 |
2020 | 16 | $615,000 |
2019 | 12 | $553,750 |
2018 | 18 | $603,750 |
2017 | 23 | $586,000 |
2016 | 6 | $530,000 |
2015 | 29 | $515,000 |
2014 | 18 | $535,000 |
2013 | 12 | $527,500 |
2012 | 20 | $460,000 |
2011 | 34 | $425,000 |
2010 | 48 | $462,500 |
2009 | 36 | $505,000 |
Since September 29, 2025 the county file shows 18 qualified sales at a median of $701,250, the same count and median as the MLS window. From 2009 through July 2026 the file holds 365 qualified sales on 217 parcels, about 1.7 sales per parcel (our arithmetic), and 118 of them (36, 48 and 34) fell in 2009, 2010 and 2011, the post-bankruptcy sellout years. From the 2021 median of $607,500 to the 2023 median of $1,070,000 is a 76 percent rise, and from $1,070,000 to $700,000 in 2026 is a 35 percent fall. The file also carries 137 sales dated in 1997 at $902,800, which are the underlying land sale attached to each unit's parcel, not resales, and we exclude them.
The county roll's heated area groups the towers into three main sizes, and its 18 qualified sales since September 29, 2025 split the same way. County prices can differ slightly from MLS prices on the same sale, so read this as a second lens, not a restatement.
County roll heated area | Qualified sales since September 29, 2025 | Median price |
|---|---|---|
1,608 sq ft | 8 (small sample) | $685,000 (mean of $670,000 and $700,000) |
1,924 sq ft | 5 (small sample) | $685,000 |
2,099 sq ft | 5 (small sample) | $1,050,000 |
This is a public-record sale, not one of ours. A three-bedroom residence of 2,342 square feet in one of the towers closed in May 2026 at $1,000,000, recorded at 3 days on market, against a final list of $1,249,000. Four facts stand out. It closed at 80.1% of list, the lowest ratio of the 18 closings in the window. It is the fastest of the five sales at $1,000,000 or more. It sits $50,000 below the two other 2,342 square foot closings at $1,050,000 in the window. And it shows the gap between where 2,342 square foot residences were listed in 2025 and where they closed in 2026.
For a buyer of any of these residences, the price is not the whole entry cost: the Jasmine Bay Master Association charges a $150 non-refundable purchase application fee, and the new-owner packet is due at least two weeks before closing.
Jasmine Bay has 217 residences on the county roll, 7 for sale on September 29, 2026, and 18 closings in the last 12 months at a $701,250 median. In a tower where an ask above $789,000 has waited 338 days, the seller who prices to the recent closings and has the towers' paperwork in hand is the one who closes.
Selling in Jasmine Bay? Get a free Jasmine Bay home valuation or Call Jesse direct at (239) 898-6072. For the whole community, read selling a home in West Bay Club and see what a West Bay Club home is worth.
Buying in Jasmine Bay? Call Marc at (239) 287-5873, start with our West Bay Club buyer's guide, or read how we represent buyers.
See what your Jasmine Bay at West Bay Club home is worth today.
The full list of the 64 closings the MLS has recorded here in 60 months, newest first, by month, tower, price, bedrooms and area only. The one sale entered in the MLS after closing is marked and excluded from every median.
Month | Tower | Sold | Final list | Beds and baths | MLS living area | Days on market | Sold-to-list |
|---|---|---|---|---|---|---|---|
July 2026 | South | $740,000 | $769,000 | 3 Bed/3(0) | 1,766 | 172 | 96.2% |
July 2026 | South | $640,000 | $684,900 | 3 Bed/3(0) | 1,766 | 0 | 93.4% |
July 2026 | North | $700,000 | $749,000 | 3 Bed/3(0) | 2,150 | 381 | 93.5% |
June 2026 | North | $925,000 | $999,000 | 3 Bed/3(1) | 2,342 | 225 | 92.6% |
June 2026 | North | $670,000 | $725,000 | 3 Bed/3(0) | 1,766 | 58 | 92.4% |
May 2026 | South | $580,000 | $608,000 | 3 Bed/3(0) | 2,150 | 192 | 95.4% |
May 2026 | North | $1,000,000 | $1,249,000 | 3 Bed/3(1) | 2,342 | 3 | 80.1% |
May 2026 | North | $685,000 | $725,000 | 3 Bed/3(0) | 2,150 | 93 | 94.5% |
May 2026 | North | $525,000 | $599,000 | 3 Bed/3(0) | 1,766 | 222 | 87.6% |
April 2026 | South | $1,440,000 | $1,495,000 | 3 Bed/2(1) | 2,342 | 51 | 96.3% |
April 2026 | North | $930,000 | $949,000 | 3 Bed/3(0) | 2,150 | 104 | 98.0% |
March 2026 | North | $1,050,000 | $1,149,000 | 3 Bed/3(1) | 2,342 | 161 | 91.4% |
February 2026 | North | $700,000 | $749,000 | 3 Bed/3(0) | 1,766 | 94 | 93.5% |
December 2025 | North | $535,000 | $599,000 | 3 Bed/3(0) | 2,150 | 71 | 89.3% |
December 2025 | North | $702,500 | $749,000 | 3 Bed/3(0) | 1,766 | 234 | 93.8% |
November 2025 | North | $1,050,000 | $1,189,000 | 3 Bed/3(0) | 1,766 | 197 | 88.3% |
October 2025 | North | $1,050,000 | $1,295,000 | 3 Bed/3(1) | 2,342 | 123 | 81.1% |
October 2025 | South | $660,000 | $699,000 | 3 Bed/3(0) | 1,766 | 165 | 94.4% |
June 2025 | North | $1,050,000 | $1,149,000 | 3 Bed/3(1) | 2,342 | 32 | 91.4% |
April 2025 | South | $1,235,000 | $1,295,000 | 3 Bed/3(1) | 2,342 | 88 | 95.4% |
April 2025 | South | $980,000 | $1,029,000 | 3 Bed/3(0) | 2,150 | 45 | 95.2% |
April 2025 | South | $1,225,000 | $1,395,000 | 3 Bed/3(1) | 2,342 | 35 | 87.8% |
December 2024 | North | $1,000,000 | $1,095,000 | 3 Bed/3(1) | 2,342 | 34 | 91.3% |
November 2024 | South | $950,000 | $1,295,000 | 3 Bed/3(1) | 2,342 | 71 | 73.4% |
October 2024 | North | $825,000 | $895,000 | 3 Bed/3(0) | 2,150 | 199 | 92.2% |
September 2024 | South | $1,085,000 | $1,249,900 | 3 Bed/3(1) | 2,342 | 94 | 86.8% |
August 2024 | North | $845,000 | $875,000 | 3 Bed/3(0) | 1,766 | 69 | 96.6% |
June 2024 | North | $840,000 | $929,000 | 3 Bed/3(0) | 2,150 | 157 | 90.4% |
June 2024 | North | $725,000 | $775,000 | 3 Bed/3(0) | 2,150 | 214 | 93.5% |
June 2024 | South | $837,500 | $899,900 | 3 Bed/3(0) | 1,776 | 223 | 93.1% |
May 2024 | North | $900,000 | $1,039,900 | 3 Bed/3(0) | 2,150 | 73 | 86.5% |
May 2024 | North | $1,025,000 | $1,095,000 | 3 Bed/3(0) | 2,150 | 0 | 93.6% |
April 2024 | North | $1,200,000 | $1,349,000 | 3 Bed/3(1) | 2,342 | 37 | 89.0% |
April 2024 | South | $857,000 | $899,000 | 3 Bed/3(0) | 1,766 | 61 | 95.3% |
April 2024 | North | $860,000 | $875,000 | 3 Bed/3(0) | 1,766 | 112 | 98.3% |
March 2024 | South | $900,000 | $939,000 | 3 Bed/3(0) | 1,766 | 153 | 95.8% |
February 2024 | South | $959,000 | $995,000 | 3 Bed/3(0) | 1,766 | 98 | 96.4% |
January 2024 | North | $1,200,000 | $1,379,900 | 3 Bed/3(1) | 2,342 | 63 | 87.0% |
January 2024 | South | $900,000 | $969,000 | 3 Bed/3(0) | 2,150 | 4 | 92.9% |
May 2023 | North | $880,000 | $899,999 | 3 Bed/3(0) | 1,766 | 10 | 97.8% |
May 2023 | North | $1,107,000 | $1,249,900 | 3 Bed/3(0) | 2,150 | 29 | 88.6% |
May 2023 | South | $1,350,000 | $1,395,000 | 3 Bed/3(0) | 2,150 | 4 | 96.8% |
May 2023 | South | $1,520,000 | $1,695,000 | 3 Bed/3(1) | 2,342 | 0 | 89.7% |
May 2023 | South | $1,070,000 | $1,149,900 | 3 Bed/3(0) | 1,766 | 25 | 93.1% |
April 2023 | North | $955,000 | $1,039,900 | 3 Bed/3(0) | 2,150 | 13 | 91.8% |
April 2023 | North | $975,000 | $1,095,000 | 3 Bed/3(0) | 2,150 | 21 | 89.0% |
March 2023 | South | $900,000 | $979,900 | 3 Bed/3(0) | 1,766 | 18 | 91.8% |
February 2023 | North | $1,500,000 | $1,595,000 | 3 Bed/3(1) | 2,342 | 20 | 94.0% |
January 2023 | South | $525,000 | $599,900 | 2 Bed/2(0) | 1,608 | 152 | 87.5% |
December 2022 | North | $920,000 | $949,900 | 3 Bed/3(0) | 2,150 | 0 | 96.9% |
October 2022 | North | $865,000 (entered after closing, excluded from medians) | $865,000 | /3(0) | 1,924 | n/a | 100.0% |
October 2022 | South | $899,000 | $899,000 | 3 Bed/3(0) | 2,099 | 0 | 100.0% |
September 2022 | South | $899,900 | $899,900 | 3 Bed/3(0) | 2,150 | 0 | 100.0% |
June 2022 | South | $900,000 | $900,000 | 3 Bed/3(0) | 1,766 | 0 | 100.0% |
June 2022 | South | $1,100,000 | $1,025,000 | 3 Bed/3(0) | 2,150 | 7 | 107.3% |
April 2022 | South | $2,250,000 | $2,595,000 | 3 Bed/3(1) | 3,359 | 0 | 86.7% |
April 2022 | North | $2,600,000 | $2,695,000 | 4 Bed/4(1) | 4,369 | 0 | 96.5% |
April 2022 | South | $1,100,000 | $1,079,900 | 3 Bed/3(0) | 1,924 | 0 | 101.9% |
April 2022 | South | $995,000 | $995,000 | 3 Bed/3(0) | 1,924 | 1 | 100.0% |
April 2022 | South | $750,000 | $795,000 | 3 Bed/3(0) | 1,766 | 0 | 94.3% |
March 2022 | North | $925,000 | $875,000 | 3 Bed/3(1) | 2,342 | 3 | 105.7% |
March 2022 | North | $650,000 | $650,000 | 3 Bed/3(0) | 1,608 | 0 | 100.0% |
January 2022 | South | $550,000 | $550,000 | 3 Bed/3(0) | 1,608 | 0 | 100.0% |
November 2021 | North | $690,000 | $675,000 | 3 Bed/3(0) | 1,776 | 1 | 102.2% |
October 2021 | North | $600,000 | $600,000 | 3 Bed/2(1) | 1,750 | 0 | 100.0% |
Jasmine Bay was planned under West Bay Club's 2005 master zoning, incorporated as three Florida corporations on May 7, 2007, recorded as two condominiums in June and August 2007, and built as 217 residences that the developer then sold out in the years after the 2008 bankruptcy of its parent lender.
In March 2005 the Lee County Board of County Commissioners amended West Bay Club's planned development, and the resolution is why a tower stands here at all. It limits the development's three western pods to 220 feet and 20 stories over parking, caps the whole community at five multi-family high-rises across those pods, and requires that 90 percent of required parking sit under the principal building. No more than two of the five may stand on the first two of those pods and no more than one on the third, and the first two pods must keep at least 35 percent open space. Jasmine Bay is the only high-rise built so far; a 2021 amendment later allowed a taller building for The Island at West Bay Club, which is under construction and covered below.
The Florida Division of Corporations lists three not-for-profit corporations for the towers, each filed on May 7, 2007 and each active: Jasmine Bay North Condominium Association, Jasmine Bay South Condominium Association and the Jasmine Bay Master Association. Each has filed an annual report every year. North's reports run from 2008 to 2026, the latest on April 16, 2026, and the North and Master records also show amendments on June 10, 2009 and April 18, 2014, while South shows the April 2014 amendment. All three list the same principal and mailing address, the Fort Myers office of a law firm, and the registered agent is at that firm as well.
The state's Division of Condominiums extract lists both projects as approved and recorded: North at 108 units with a recording date of June 15, 2007, and South at 109 units with a recording date of August 9, 2007. Both name the same managing entity, Southwest Property Management, whose Naples office is the address on the extract. The county roll's legal names match, and the roll carries 217 residential parcels, 108 under North and 109 under South, so the state register and the county agree unit for unit.
Every parcel on the county roll has a year built of 2007. The association's site describes 21-story towers with six residences per floor. The roll's unit numbers bear that out with adjustments: floors run from 1 to 21 with no thirteenth floor, floors 2 to 12 and 14 to 19 carry six residences each, the ground floor holds one (North) or two (South), floor 20 holds three and floor 21 holds two. That arithmetic gives 108 and 109. The zoning allows 20 stories over parking, so the count of 21 is a numbering fact about the residences, not a second reading of the height limit.
Jasmine Bay's first buyers were not resale buyers. Lehman Brothers Holdings, the developer's parent, filed for bankruptcy in September 2008, and the Cotton and Company marketing firm's own project page says it was engaged to sell out more than 200 condominium residences in two high-rise towers overlooking Estero Bay, on a strategy it calls a "bottom" pricing approach that lifted sales 700 percent. The same page says the developer was competing with its own resales in the towers. The county file agrees in outline. It carries developer-era records in 2007 and 2008 flagged as not qualified, then 36 qualified sales in 2009, 48 in 2010, 34 in 2011 and 20 in 2012. The 118 qualified sales of 2009 to 2011 are more than half of the parcels, which is why the towers' owner base includes buyers from the post-bankruptcy years, and why older resale prices in the county table above look low.
In February 2014 Indian Hill Partners bought West Bay Club's remaining development assets, having managed the community from 2003 to 2007, according to its own project page, and it is the developer behind The Island. The club's own membership FAQ describes 704 homes on 890 acres, a golf membership capped at 300, social membership open only to West Bay residents, and golf as optional and not bundled into the tower's dues. Our West Bay Club guide covers the club, the master association and the golf tiers in full.
A Jasmine Bay residence is a three-bedroom condominium, almost always with three baths, in one of two towers finished in 2007. Most sit at 1,608, 1,924 or 2,099 heated square feet on the county roll, with a handful of larger combined residences up to 4,369, and floors that run from the first to the twenty-first.
The roll's heated areas fall into three main tiers and a short tail of exceptions.
County roll heated area | Parcels |
|---|---|
1,608 sq ft | 68 |
1,924 sq ft | 68 |
2,099 sq ft | 67 |
1,551, 2,057, 2,100 or 2,330 sq ft | 1 each (4 in all) |
3,359 sq ft | 4 |
3,399 sq ft | 2 |
4,369 sq ft | 4 |
The roll counts 213 three-bedroom and 4 four-bedroom residences, and its median heated area is 1,924 square feet. The association describes three and four bedrooms and 1,750 to 4,131 square feet, which is its own marketing range and not the county's.
The MLS lists 1,766, 2,150 and 2,342 square foot residences, about 10 to 12 percent above the roll's three tiers. We do not know which measure each reflects. For pricing, use MLS living area against MLS sales, and roll area against roll data, and never mix them. When a listing shows a different figure from the county's, ask the listing agent which measure it is.
The developer's marketing agency describes the towers as overlooking Estero Bay. The public record does not price a floor or a view, and the MLS data we pulled carries no floor field, so we do not claim a per-floor premium. What we can say is that the highest MLS closing in 12 months, $1,440,000 in April 2026, was a 2,342 square foot South tower residence, and that the roll's largest residences, four at 4,369 square feet, are rare: one closed in April 2022 at $2,600,000.
Two rules touch every renovation. The North declaration's flooring section requires hard-surface flooring to meet sound-insulation specifications, and because the slabs are post-tensioned, nobody may chip or grind them. The association also publishes a 2021 balcony waterproofing and tile specification calling for a waterproof membrane under balcony tile, with a 10-year limited warranty available on request. A buyer planning to change flooring or retile a balcony should read both before pricing the work.
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jasmine Bay owners get tower amenities in their own building, a club room, fitness center, theater room, infinity pool and concierge desk, plus the resident-side amenities of West Bay Club. Golf and the club's private beach are separate club memberships and are not bundled into a Jasmine Bay purchase.
According to the association's own site, each tower has an infinity pool with cabanas that residents can rent, a club room with kitchen, bar, billiard table and card room, a fitness center, a movie theater room, private parking, rentable guest suites and a concierge desk in the lobby.
West Bay Club is a gated community on the gulf side of US-41 in Estero with no community development district, and it includes a dog park and a private beach facility that the club runs. The club describes its membership tiers publicly: a capped equity golf membership, a social membership open to West Bay residents only, and a rule that memberships transfer only with a home sale. Whether an owner joins is a choice, and it is why we describe the club as an option and not as part of the tower's dues.
The association's delivery sheet states that basic cable and internet are included in the West Bay Club fees, provided by Summit Broadband. That is a bundled service, and a buyer should confirm the current terms and which tier of service is included.
UPS and FedEx deliver to unit foyers on weekday afternoons, and other carriers leave packages behind the lobby desk. Guest suites can be rented. For showings, the association requires a fob from the owner or listing agent, permits showings Monday to Friday from 8 a.m. to 8 p.m. and on weekends from 10 a.m. to 6 p.m., and limits open houses to Saturday and Sunday.
The towers' public pages do not publish square footage of the amenity spaces, hours for the pool or fitness center, or reservation fees for the club rooms and guest suites. We list only what the site states.
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jasmine Bay's monthly assessment is not published on the towers' public pages, so we do not quote one. The number you pay is in the estoppel certificate, and Florida law caps what the association may charge for it. What we can document is what the fees cover, what sits on top, and the one-time charges at purchase.
The Jasmine Bay Towers site posts rules, applications, riders and packets, but no budget or assessment schedule that we could read. Secondary websites quote monthly ranges for these towers, and we treat those as unverified because we cannot trace them to the associations. Instead, we tell buyers and sellers to ask for three documents before pricing a residence: the estoppel certificate, the current year's budget for the tower and the master, and the most recent financial statement.
The association's delivery sheet states that basic cable and internet are included in the West Bay Club fees. We have not read a tower or master budget, so we do not list what the assessment covers beyond that. What is documented is the structure: three corporations, each entitled to assess, described in the layered-fees section below.
The estoppel certificate is the document that states the assessment, any special assessment, and any unpaid amount. Under Florida's condominium act the association must deliver it within 10 business days of a request or forfeit the fee. The fee is capped at $299, with an expedited-delivery add-on of $119 and a delinquent-account add-on of $179 in the current schedule the state publishes, and a certificate is effective for 30 days, or 35 if mailed by regular mail. Ask for it when you go under contract, not the week before closing.
By Lee County custom the seller pays the documentary stamp tax on the deed, which is $0.70 per $100 of price, and the premium for the owner's title policy, and the buyer pays the lender's costs and the association charges the buyer owes. The contract controls. At the 12-month median of $701,250 the stamps are $4,909 and the promulgated owner's title premium is about $3,581. At a $1,050,000 sale they are $7,350 and about $5,200.
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jasmine Bay owners face four layers of cost: the master association that sits over both towers, the tower association, one-time charges at purchase such as the $150 application fee, and the Lee County tax bill. There is no community development district on the property, so no bond assessment sits on the tax bill.
The Jasmine Bay Master Association sits over both towers, and the purchase application is addressed to it. Its Florida record shows it as active since 2007, and the state condominium extract lists the same managing entity as both towers. The master's budget is not posted, and the split between what the master charges and what each tower charges is stated in the estoppel.
Each tower, North and South, is its own condominium association with its own board, budget and reserve position. In the last 12 months North closed 13 times and South 5. The two towers price alike in that window, but their reserves, insurance and special-assessment history are separate documents, and a buyer should read both if the choice is open.
Lee County's tax roll carries each residence as its own condominium parcel, and the Lee County Tax Collector issues the bill. Because West Bay Club has no community development district, there is no bond line on it. A non-homestead purchase is reassessed to market value at sale, and a residence that has been someone's homestead has its assessment reset when it sells; the Florida Department of Revenue explains the caps. We do not quote a Jasmine Bay tax figure because we have not pulled a parcel's tax bill.
For a buyer at the $701,250 median the visible costs are the price, the $150 application fee, the lender's fees if financing, the buyer's share of prorated fees and taxes, and the first assessment. For a seller the visible costs are commission, doc stamps of about $4,909, the owner's title premium of about $3,581 and the estoppel fee. Whether the seller or buyer pays any of them can be negotiated.
Jasmine Bay's governing documents are two recorded condominium declarations, one per tower, a master declaration, and the towers' posted rules and forms. We read the North declaration excerpt, its amendment, the rules and regulations, both lease riders and the contractor and tenant packets, and we did not read the South declaration in full.
The Jasmine Bay Towers site posts the rules and regulations, the North bylaws, an amended excerpt, two lease riders, a tenant packet, a contractor packet, a vehicle registration form, a balcony waterproofing specification, an owner application and a deliveries sheet. The scanned PDFs have no text layer, so we read them by optical character recognition, and where a line was illegible we omit it. The full recorded declarations are in the Lee County Clerk's official records, which we did not pull.
The rules regulate pets, use of recreational facilities, hurricane-season absence, window air conditioners, children in the recreational areas and moves. Window air conditioners are not allowed. Owners must designate someone to prepare the residence when they are away in hurricane season. Children under 12 must be accompanied in the recreational facilities.
The 2025 contractor packet requires licensed and insured contractors, general liability of at least $250,000 per occurrence and $500,000 aggregate, and permits from the Village of Estero. It bars weekend and holiday work, requires workers to sign out by 4:00 p.m., sets a $100 fine per violation, sets false fire alarm fines of $250 and then $500, limits construction dumpsters to 45 days and asks for 30 days' notice to the office. The service elevator interior measures 63 by 77 by 112 inches and its door 42 by 84 inches, so plan large deliveries around those numbers. We could not read the work-hours line in the scan and do not state it.
The North declaration excerpt puts sound-insulation requirements on hard-surface flooring, bars chipping or grinding of the post-tensioned slab, and requires waterproof membrane under balcony tile. These rules are the ones that most often turn an inexpensive renovation into an expensive one.
We found no separate architectural review committee for the towers in the documents we read; the contractor packet and the association's approval process govern work inside a residence. West Bay Club's own master documents may add a review for exterior changes, and we did not confirm whether they apply to interior work. Ask the management office before you plan work.
Showings require a fob from the owner or listing agent. Showing hours are Monday to Friday from 8 a.m. to 8 p.m. and Saturday and Sunday from 10 a.m. to 6 p.m. Open houses are Saturday and Sunday only. Key boxes go on the unit door only, and for-sale signs go only on the West Bay Boulevard center island in green, white, or brown and white.
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jasmine Bay is not a 55-plus community on anything we could find. Neither tower's posted rules, lease riders or application state an age restriction, and the rules provide for children under 12 in the recreational facilities. A buyer who needs certainty should ask the association to confirm it in writing.
The owner application asks for the residence's intended use, full-time, part-time or rental, and asks for vehicle and pet information. It does not ask for an age. The rules set a supervision requirement for children under 12 in the recreational facilities, which is a rule that presumes residents of all ages.
We did not read the South declaration in full, and the declaration excerpt we did read is for the North tower. A housing-for-older-persons restriction would be in a recorded declaration, and we found none in what we read.
Yes, Jasmine Bay condos can be leased, but not for less than 30 days, and the North declaration allows only six leases a year to begin. The association must be told at least five days before a lease starts, and tenants must apply and pay a $150 fee to the master association.
According to the North declaration excerpt and its amendment, leasing does not need association approval, but the association must receive notice at least five days before a lease begins. No lease may run under 30 days, and no more than six leases, counting renewals, may commence in a calendar year. An occupant who stays more than 30 consecutive days in the owner's absence is treated as a tenant. The association may require an escrow of up to one month's rent. A lease of six months or less carries the tourist development tax. The tenant gets the use rights of the recreational facilities, and the owner does not while the unit is leased.
The rider for both towers, adopted by board resolution on January 31, 2012, sets the tenant's terms. Tenants may not have pets. The fine for a violation is $100 a day with no stated cap. The security deposit is $1,500. Each unit has two assigned parking spaces. The tenant application is $150, non-refundable, paid to the master association. Because the rider is a 2012 document and the declaration's amendment is undated in the excerpt, ask for the current version before you buy for the rental income.
A six-lease cap and a 30-day minimum mean that Jasmine Bay is suited to seasonal or annual leases and not to nightly rental. If you plan to lease, ask the management office how many leases have already commenced this calendar year, because the declaration counts them per calendar year, and ask whether the rider has been updated.
Jasmine Bay allows owners' dogs and cats, on a leash of six feet, and only in designated common areas, never in the recreational facilities. In hallways pets may travel only to enter or leave the building and by the service elevator. Tenants may not keep pets at all. The rules we read set no numeric limit.
Owners' dogs and cats must be leashed, at a length of 6 feet, and may use only designated common areas. They are not allowed on the recreational facilities, and in the hallways only for direct entry and exit, using the service elevator. The purchase application asks for each pet's type, weight and breed. We found no breed list and no weight limit in the rules we read.
Service animals and emotional support animals are still subject to the leash and common-area rules, according to the towers' rules. Federal fair housing law separately protects assistance animals, and the U.S. Department of Housing and Urban Development explains how it applies to condominium associations. If an accommodation is needed, ask the association in writing.
West Bay Club runs a dog park for residents, which is the off-leash alternative to the towers' common areas. We did not read its hours or rules, so check with the club before relying on it.
Tenants may not have pets under the rider to lease. An owner who plans to lease the residence should plan on a pet-free tenant.
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jasmine Bay's towers are 21-story condominium buildings finished in 2007, so Florida's milestone inspection and structural reserve rules apply to them. Under the state schedule the first milestone inspection is due in 2037, or 2032 if Lee County's enforcement agency sets the 25-year interval, and the reserve study was due by the end of 2025.
Florida's building code statute requires a milestone inspection of a condominium building three stories or taller by December 31 of the year the building reaches 30 years from its certificate of occupancy, and it lets the local enforcement agency set 25 years based on local conditions. The roll's year built for every Jasmine Bay parcel is 2007. We have not confirmed each tower's certificate-of-occupancy date, so we state both outcomes: 2037 on the 30-year rule and 2032 on the 25-year rule. We did not confirm whether Lee County or Estero has set the shorter interval.
The condominium act requires an association of a building three stories or taller to have a structural integrity reserve study, and it gave associations that existed before July 1, 2022 until December 31, 2025 to complete the first one. The study covers roof, load-bearing walls, floors, foundation, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors, and it drives the reserve funding the association must collect. The state posts submissions in an interactive database that we could not query, so we do not know whether either Jasmine Bay tower has filed. Ask each tower for its study, its reserve funding plan and its milestone schedule.
A resale buyer's contract must carry a clause that lets the buyer cancel within three days after receiving the condominium documents, and the documents include the declaration, bylaws, rules and the financial information the statute lists. The estoppel certificate is separate and states the assessment and any amounts owed. A buyer in either tower should get the reserve study and the last two years of budgets in the same package and read them before the cancellation window closes.
The act also sets what an association must keep and provide to owners as official records. The Jasmine Bay Towers site posts rules and forms, and we could not tell from the public pages which financial documents the associations make available. Ask the manager for the list.
Both Jasmine Bay towers sit in a FEMA special flood hazard area, zone AE, coastal floodplain, with a base flood elevation of 11 feet on the map effective November 17, 2022. Hurricane Ian's flooding ruined a South tower main circuit breaker, according to a vendor release, and owners insure through the association plus a unit policy.
We queried FEMA's national flood hazard layer at the geocoded location of each tower, and both returned zone AE, coastal floodplain, in a special flood hazard area with a base flood elevation of 11 feet in the North American Vertical Datum of 1988. The map effective date is November 17, 2022. The flood zone is a separate question from the evacuation zone and from storm surge, which the Village of Estero also warns are not the same thing. We did not confirm the towers' evacuation zone, and owners should look it up on Lee County's emergency management site.
A vendor press release issued in February 2023 says that after Hurricane Ian one of the Jasmine Bay tower's main circuit breakers was ruined in the flooding, that the part was no longer in production, and that the tower's power, air conditioning and running water were restored to hundreds of residents within days. We treat the release as the vendor's account, not as an independent record. It does not say where the breaker was or what else was damaged, so we describe nothing beyond it. What a buyer should ask each tower is what Ian repairs were made, who paid for them and whether any assessment remains.
Because the towers are in a special flood hazard area, a lender will generally require flood coverage on a financed purchase, and the association carries the building coverage. The Village of Estero holds a Community Rating System Class 6, which gives a 20 percent discount on National Flood Insurance Program premiums, according to the FEMA decision the Village reported on November 21, 2024. A unit owner's own policy is an HO-6 policy, and Florida law requires it to include at least $2,000 of loss assessment coverage with a deductible no greater than $250. Owners commonly ask for far more than that minimum, because a special assessment after a storm falls on owners, so ask your agent what limit fits the master policy's deductible.
Florida's uniform mitigation verification inspection form documents wind-resistance features for insurance discounts. For a condominium the relevant features are the building's, so the association is the party that can supply one. Ask for it when you request the insurance summary.
The rules require owners to designate a person to prepare the residence when they are away in hurricane season. If you own the residence as a seasonal home, name that person before the season starts, and ask the office what its shutdown checklist is.
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jasmine Bay is zoned to the three Lee County public schools that serve Estero's West Bay Club: Pinewoods Elementary for kindergarten through fifth grade, Three Oaks Middle School for sixth through eighth and Estero High School for ninth through twelfth. Assignment follows the address, so confirm it with the district before an offer.
Pinewoods Elementary is at 11900 Stoneybrook Golf Drive in Estero. Three Oaks Middle School is at 18500 Three Oaks Parkway. Estero High School is at 21900 River Ranch Road. All three are run by the School District of Lee County, which publishes each school's page.
The district assigns students by residential address and has changed its zones in recent years, so the reliable step is the district's own school locator, run against the tower's address, before you rely on our list. The Village of Estero's residents page lists the same three schools.
West Bay Club is within about 30 minutes of a deep private-school market in Estero, Bonita Springs, Fort Myers and Naples; we do not rank private schools because we do not have address-level records for them.
Permits for work at Jasmine Bay come from the Village of Estero's Community Development office, and the towers' contractor packet requires them. We did not pull a permit history for either tower. This section names the issuing office, what the towers require and what to ask a seller.
The Village of Estero's Community Development department, at 9401 Corkscrew Palms Circle, handles building permits for Estero, and its phone number is 239-221-5036. The contractor packet requires permits from the Village and proof of license and insurance.
Estero recorded an estimated $422.1 million in permits in 2025, according to a January 2026 Village Council workshop reported by Gulfshore Business, down from $598.3 million in 2024. Permit volume across the Village is not a Jasmine Bay figure, but it shows the county-side building activity around the towers.
The largest project near Jasmine Bay is inside West Bay Club itself: The Island at West Bay Club, a 24-story, 86-residence tower that Kolter Urban announced it had broken ground on in February 2025. Outside the gates, the Village's road and mixed-use pipeline and a Ritz-Carlton tower project across Estero Bay are the other changes to watch.
Kolter Urban announced the groundbreaking of The Island at West Bay Club on February 19, 2025, describing a 24-story condominium with 86 residences of three to four bedrooms and 3,300 to more than 3,600 square feet, plus two half-floor penthouses above 6,000 square feet. On September 29, 2026 the MLS showed eight Island listings from $2,699,000 to $10,099,000, and no closings. It is the only comparable new product inside the gates, and our comparison below sets it beside Jasmine Bay.
West Bay Club is a planned development under Lee County zoning, and the master zoning limits what can be built inside its boundary, as the origins section describes. Estero Bay borders the community's west side, and the Estero Bay Aquatic Preserve, managed by the State of Florida, protects the bay's submerged lands.
The Engage Estero road-updates page reports that a study recommends three roundabouts on West Coconut Road, that those intersections are expected to reach capacity in 2028 and that the three jurisdictions have not agreed on cost sharing. It also reports a planned widening of Williams Road from two lanes to four between US-41 and Via Coconut Point, and an I-75 widening in Collier and Lee counties that starts in 2026 and finishes by 2032. The Florida Department of Transportation's study of US-41 at Bonita Beach Road is complete and has a design concept accepted. Our West Bay Club guide covers the Woodfield Estero mixed-use plan and the other projects within a mile of the gates.
London Bay's Ritz-Carlton Residences, Estero Bay, at Saltleaf on Estero Bay in Bonita Springs, comprises two 22-story towers with 224 residences. Local reporting says the South Tower was delivered in April 2026 and the North Tower is due in 2027. It is on Estero Bay, not inside West Bay Club, and it is one more new high-rise product that a buyer of a Jasmine Bay resale may compare.
Daily life at Jasmine Bay runs through a gated West Bay Club entrance, a lobby desk in each tower, weekday package delivery to unit foyers, assigned parking with registered vehicles, and a service elevator for moves. The airport is roughly 17 to 20 minutes away, and Coconut Point's shopping and the nearest emergency room are about five minutes away.
West Bay Club has a staffed main gate just inside the entrance off Williams Road, west of US-41, according to the club's directions page. Inside, the towers are on West Bay Boulevard. The lease rider refers to two assigned parking spaces per residence, and the owner application asks for vehicle registration with a West Bay Club barcode.
UPS and FedEx deliver to each unit's foyer on weekday afternoons, and other carriers, including Amazon, leave packages behind the lobby desk. The delivery sheet gives the schedule, and it is the document to send a new owner.
Moves and renovation deliveries use the service elevator, whose interior is 63 by 77 by 112 inches with a 42 by 84 inch door, and the contractor packet limits work to weekdays and requires 30 days' notice. A buyer moving furniture into a 21-story tower should book the elevator early, and a seller should check the move-out rules with the office.
These are approximate drive times from West Bay Club's main entrance, as we compiled them for our West Bay Club guide. Traffic in season is longer, and the towers sit a short drive inside the gate.
Destination | Approximate drive |
|---|---|
Lee Health Coconut Point emergency department | 5 to 10 minutes |
Coconut Point shopping | about 5 minutes |
Downtown Bonita Springs | 10 to 15 minutes |
Florida Gulf Coast University | 10 to 15 minutes |
Southwest Florida International Airport | 17 to 20 minutes (25 to 35 in season) |
The club's private beach on Little Hickory Island | about 20 minutes |
Downtown Naples, Fifth Avenue South | about 30 minutes |
The Village of Estero's medical facilities page lists Lee Health Coconut Point at 23450 Via Coconut Point, along with Gulf Coast Medical Center, NCH North Naples Hospital and urgent care in the area. Being close to an emergency room is a convenience, and a hurricane evacuation plan is a separate matter.
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jasmine Bay is West Bay Club's only built high-rise and its largest condominium neighborhood, 217 residences against 92 at Indigo Shores, 64 at Turtle Pointe, 25 at Westlake Court and 19 at Turtle Pointe Cove. It also had the most resales in the last 12 months, 18 against 8 at Indigo Shores.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Neighborhood | Units | Governing statute | Year built (county roll) | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
Jasmine Bay | 217 | Chapter 718 | 2007 | 18 | $701,250 |
92 | Chapter 718 | 1999 to 2004 | 8 | $649,500 (small sample) | |
64 | Chapter 718 | 1999 to 2004 | 3 | $490,000 (small sample) | |
25 | Chapter 720 | 2016 to 2023 | 2 | $2,700,000 (small sample) | |
19 | not resolved | 2003 to 2005 | 2 | $866,000 (small sample) | |
0 built (86 planned) | Chapter 718 | under construction | 0 | none |
Jasmine Bay's 18 closings are the only window in the table with 10 or more, so every other median is a small sample of fewer than 10 sales and describes those sales, not a market level. Where the count is even, the median is the mean of the middle pair.
Indigo Shores is the closest neighbor in size and price, with 92 carriage-style condominiums built between 1999 and 2004 and a 12-month median of $649,500 on 8 closings. It is a low-rise carriage-home neighborhood with its own association, and our West Bay Club guide describes two-car garages. Jasmine Bay's median is $51,750 higher on a larger sample, and buyers choose between a tower with amenities inside the building and a coach-home with a garage.
Turtle Pointe has 64 units, its own amenity center, and had 3 closings in 12 months at a $490,000 median, a small sample. Jasmine Bay's smallest MLS size, 1,766 square feet, closed at $685,000 over 12 months on 8 sales (also a small sample), so the gap between the two medians is about $195,000, though the two are not like for like.
Westlake Court is 25 villas built from 2016 to 2023 under Chapter 720, and its two closings in 12 months had a $2,700,000 median, a small sample. It is the newest established product, and it is a different kind of home from a tower residence, priced well above Jasmine Bay's highest 12-month closing of $1,440,000.
Turtle Pointe Cove is 19 residences built from 2003 to 2005, with two closings in 12 months at a median of $866,000 (a small sample). Its governing regime is unresolved in the roster, so we do not compare fee structures.
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jasmine Bay is a finished 2007 resale tower, 217 residences that trade at a $701,250 median, and The Island is a 24-story, 86-residence tower under construction with eight listings from $2,699,000 to $10,099,000 and no closings. Choose Jasmine Bay to buy something built at a resale price, and The Island for new construction.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Jasmine Bay | |
|---|---|---|
Status | Built 2007, 217 residences on the roll | Groundbreaking February 2025, 86 residences planned, none on the roll |
Height | 21 floors as marketed | 24 stories |
MLS closings, 12 months | 18 | 0 |
MLS closings, 60 months | 64 | 0 |
Active listings, September 29, 2026 | 7, median list $699,900 | 8, median list $4,073,500 |
Asking range | $539,000 to $2,299,900 | $2,699,000 to $10,099,000 |
Median asking price per MLS sq ft, actives | about $390 | about $1,194 |
MLS living area, actives | 1,766 to 3,110 | 3,324 to 6,270 |
Days on market, actives | median 64 | 333 for all eight |
Regime | Chapter 718 condominium, three corporations | Chapter 718 condominium |
Price history | 12-month median $701,250 (n = 18); 60-month median $910,000 (n = 64) | none, no closings |
The asking price per square foot rows compare active listings only, and they are MLS living area, not county heated area.
The Island's median ask per square foot is about three times Jasmine Bay's, and every one of its eight listings shows the same 333 days on market, so the days figure tells us nothing about demand. A buyer of a Jasmine Bay residence at the 12-month median pays about $395 per MLS square foot, and there is a record to read. A buyer of an Island residence is buying at asking prices with no closed sale to check them against. Jasmine Bay's own record shows that asking prices have not been achieved: no closing in 12 months was at or above list.
Jasmine Bay fits a buyer who wants a bay-side tower now, with a documented resale record and the ability to inspect the residence, and who accepts a 2007 building's reserve and inspection questions. The Island fits a buyer who wants new construction in the same gates and accepts a pre-delivery timeline, a much higher price per square foot and no closed comparable sales. Both sit under West Bay Club's master plan, so the club, gate and membership rules apply to both. The Island's own page covers its terms.
The Island's listings are not competing with your sale on price, since Jasmine Bay's largest active ask is $2,299,900 and the smallest Island ask is $2,699,000. They do compete for the buyer who wants a tower in West Bay Club.
Jasmine Bay's strengths are in-building amenities, a private bay-side location inside a gated golf community with no bond district, and resale prices that have fallen to $701,250. Its weaknesses are unpublished dues, unverified reserve filings, storm exposure and a slow 142-day median market.
A buyer who needs short-term rental income, a buyer who wants a garage or a yard and a buyer who cannot tolerate an assessment risk after a storm should look at other neighborhoods first.
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Jasmine Bay listing agent, or thinking, 'I need someone to sell my Jasmine Bay condo...' you are selling into a 217-residence tower neighborhood where the ask against the last 12 months of closings and the readiness of the tower paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 18 Jasmine Bay closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 64 the MLS has recorded in 60 months. 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 Jasmine Bay home valuation. Jesse follows up with the Jasmine Bay closings that fit your residence: the same size and tower, adjusted for floor, condition, updates and any lease in place. For the community playbook, see the West Bay Club seller guide linked earlier.
(239) 898-6072, text or call. Confidential conversations welcome. Our Jasmine Bay at West Bay Club seller's guide walks through the sale step by step, and the Jasmine Bay at West Bay Club home valuation page shows how homes here are priced.
For a residence priced to the recent closings, the market is workable but slow: 7 actives against 18 closings a year is about 4.7 months of supply, and the 12-month median is 142 days. Sellers who ask well above the recent closings should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Jasmine Bay's own sales, by size. In 12 months eight 1,766 square foot residences closed at a $685,000 median, five 2,150 square foot at $685,000 and five 2,342 square foot at $1,050,000, all small samples.
The 12-month median is 142 days, with a range of 0 to 381. Thirteen of the 18 took more than 90 days, and a residence listed at $789,000 has waited 338 days.
The documents we read do not state a sale-approval requirement, and the North declaration excerpt says leasing needs none. The buyer must complete the purchase application, and the South declaration we did not read, so ask the management office to confirm in writing.
Generally yes, subject to the lease and the rules. The buyer takes the lease, tenants may not have pets, and the rider requires a $1,500 deposit, so confirm the tenant's status and the lease count with the office.
Jasmine Bay 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 Jasmine Bay sale and public record 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 Jasmine Bay 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 Jasmine Bay 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.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
★★★★★ “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.” Beth Shaw, verified Google review
★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Dennis Overton, verified Google review
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Jasmine Bay? 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 Jasmine Bay condos for sale, tower fees and living in Estero, answered from the records cited below. Each answer names Jasmine Bay and points to the section that holds the detail. Where a record is not public, the answer says so.
Jasmine Bay is a condominium neighborhood of two 21-story towers, North and South, inside West Bay Club in Estero, Florida. The county roll carries 217 residences, all built in 2007. See the origins section for the corporate and zoning history.
217 on the Lee County roll: 108 in the North tower and 109 in the South tower, which matches the state condominium register unit for unit. The floors run from 1 to 21 with no thirteenth floor, and most floors carry six residences.
In the last 12 months 18 closed in the Southwest Florida MLS at a $701,250 median, from $525,000 to $1,440,000 (Matrix, pulled September 29, 2026). The 60-month median is $910,000 on 64 closings. Size drives price, so see the size table in the market snapshot.
The MLS shows 1,766, 2,150 and 2,342 square foot residences, and the county roll shows 1,608, 1,924 and 2,099 heated square feet, with a few larger combined residences up to 4,369. Treat the two measures separately, and ask which one a listing uses.
The towers do not publish them, so we do not quote a figure. The estoppel certificate states the assessment for a specific residence, and basic cable and internet are included in the West Bay Club fees according to the association's delivery sheet. Ask for the budget as well.
The state's current schedule caps the fee at $299, with add-ons of $119 for expedited delivery and $179 for a delinquent account, and delivery is due within 10 business days. Ask for it when you go under contract, and remember it is effective for 30 days.
Yes. FEMA's flood layer places both towers in zone AE, coastal floodplain, with a base flood elevation of 11 feet, on the map effective November 17, 2022. Flood zone, evacuation zone and storm surge are separate questions, so check all three for a specific residence.
A vendor's press release says one of the South tower's main circuit breakers was ruined in the flooding and that power, air conditioning and water were restored within days. It is the vendor's account, so ask the tower what repairs were made and whether any assessment remains.
Yes, within the rules. The North declaration excerpt bars leases under 30 days, allows no more than six leases to begin per calendar year, and requires notice to the association at least five days before a lease starts. Tenants pay a $150 application fee to the master association.
Not for nightly rental. The declaration excerpt sets a 30-day minimum, and an occupant who stays more than 30 consecutive days in the owner's absence is treated as a tenant. Jasmine Bay suits seasonal or annual leases, and an investor should get the current rules in writing.
Owners' dogs and cats are allowed on a six-foot leash, only in designated common areas and never in the recreational facilities. In hallways pets may travel only to enter or leave, using the service elevator. Tenants may not keep pets under the rider to lease.
Not on anything we found. The towers' rules, riders and application state no age restriction, and the rules provide for children under 12 in the recreational facilities. We did not read the South declaration in full, so ask the association to confirm.
No. The club's public FAQ describes golf as optional and not bundled, with a capped equity golf membership and a social membership open only to West Bay residents. Memberships transfer only with a Premier member's home sale, so confirm availability with the club before you contract.
According to the association, each tower has an infinity pool with rentable cabanas, a club room with kitchen, bar, billiard table and card room, a fitness center, a movie theater room, private parking, rentable guest suites and a concierge desk. The site publishes no hours or fees.
No. West Bay Club has no community development district, so no bond assessment appears on a Jasmine Bay tax bill. You still pay county taxes and the associations' assessments, and the estoppel states the assessments.
West Bay Club is zoned to Pinewoods Elementary, Three Oaks Middle School and Estero High School, all in the School District of Lee County. Assignment follows the address, so run the district's school locator before you rely on it.
Roughly 17 to 20 minutes to Southwest Florida International Airport and about 20 minutes to the club's private beach on Little Hickory Island, by our approximate drive times from the main entrance. Season traffic lengthens both, so measure your own route.
The owner application goes to the Jasmine Bay Master Association with a $150 non-refundable fee. It asks for owner information, vehicle registration with a West Bay Club barcode, pet information and whether use will be full-time, part-time or rental. The new-owner packet is due two weeks before closing.
Yes, with approvals. The contractor packet requires licensed, insured contractors and Village of Estero permits, bars weekend and holiday work, and asks for 30 days' notice. Hard-surface flooring must meet sound-insulation specifications, and the post-tensioned slab may not be chipped or ground.
Florida's schedule points to 2037 on the 30-year rule for a 2007 building, or 2032 if the local enforcement agency sets 25 years. We have not confirmed each tower's certificate-of-occupancy date, so ask each tower for its milestone schedule.
It is a required study of a building's structural components that sets reserve funding, due by December 31, 2025 for older associations. The state posts submissions in a database we could not query, so we do not know whether either tower has filed. Ask each tower for its study.
Jasmine Bay is a finished 2007 resale tower with 18 closings in 12 months at a $701,250 median. The Island is a 24-story tower under construction with eight listings from $2,699,000 to $10,099,000 and no closings. The comparison section has the full table.
Their records differ: North closed 13 times in 12 months at a $702,500 median and South 5 times at $660,000 (a small sample). They have separate associations, boards, budgets and reserves, so read both sets of documents if the choice is open.
In 12 months the 2,150 square foot residences had the shortest median days on market at 104, against 123 for 2,342 and 168.5 for 1,766, but each is a small sample of 5 or 8. Over 60 months the 2,342 and 2,150 sizes moved in 44 and 45 days.
The 12-month median is 142 days, and 13 of the 18 closings took more than 90 days (MLS, pulled September 29, 2026). Over 60 months the median is 41 days because 2022 closed fast. Days on market has been a longer story since 2024.
In the last 12 months the median sale was 93.5% of the final list price, and none of the 18 closed at or above list. Over 60 months, 11 of 64 closed at or above list, all between October 2021 and October 2022.
On September 29, 2026 the MLS showed 7 actives, from $539,000 to $2,299,900, with a $699,900 median asking price. Four are 1,766 square foot residences asking $539,000 to $699,900. At the 12-month pace that is about 4.7 months of supply.
The state condominium extract lists Southwest Property Management, with an office in Naples, as the managing entity for both towers, and the towers' office is on West Bay Boulevard. Confirm the current manager and contact through the association before you close.
By Lee County custom the seller pays the deed's documentary stamps, $0.70 per $100, and the owner's title premium, though the contract controls. At $701,250 the stamps are $4,909. The buyer pays lender costs and the association's charges.
Showings need a fob from the owner or listing agent and follow posted hours: Monday to Friday 8 a.m. to 8 p.m., and Saturday and Sunday 10 a.m. to 6 p.m. Marc can arrange them. Call Marc at (239) 287-5873.
The association carries the building policy, and you carry an HO-6 unit policy that Florida requires to include at least $2,000 of loss assessment coverage. Because the towers are in a flood zone, ask about a flood policy and how the master policy's deductible would be assessed.
Compare Indigo Shores for carriage homes, Turtle Pointe for a smaller entry, Westlake Court for villas and The Island for new construction. The comparison section has a benchmark table.
Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. He will pull the closings for the size and tower you want, list the documents to request, and arrange showings under the tower's fob protocol. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
These are the questions sellers ask most about selling a Jasmine Bay condo in Estero, answered from the recent closings and the public record. Each answer names Jasmine Bay. For a number on your residence, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 12-month median of $701,250 (n = 18) and adjust for size, tower, floor and condition. The 60-month median is $910,000 (n = 64). For a number on your residence, use the free home valuation or Call Jesse direct at (239) 898-6072.
Eighteen closed in the 12 months to September 29, 2026, from $525,000 to $1,440,000, and the market snapshot lists every one by month, tower, price and area. Five closed at $1,000,000 or more and three closed under $600,000.
The 12-month median is 142 days, with a range of 0 to 381, and 13 of 18 sales took more than 90 days. A residence priced near the recent closings has moved faster than one priced near the recent asking prices.
No. The 12-month high of $1,440,000 was a 2,342 square foot South tower residence, and the 12-month median is $701,250. The 2025 median of $1,050,000 reflected five 2,342 square foot sales, a mix effect, so price to your own size.
Use your size's own closings. In 12 months the 1,766 square foot median was $685,000 on 8 sales, 2,150 was $685,000 on 5 and 2,342 was $1,050,000 on 5, all small samples. Match the MLS living area, not the county's heated area.
The 12-month median is 93.5% of the final list price, and the mean of the per-sale ratios is 91.8%. None of the 18 closed at or above list. The lowest was 80.1%, a May 2026 sale that closed at $1,000,000 against a $1,249,000 final list.
Supply is moderate and pace is slow: 7 actives against 18 closings a year is about 4.7 months of supply, and the median sale took 142 days. A residence priced to the recent closings can sell, and one priced to a past peak will wait.
A showing needs a fob from the owner or listing agent, and hours are Monday to Friday 8 a.m. to 8 p.m. and Saturday and Sunday 10 a.m. to 6 p.m. Key boxes go on the unit door only. We arrange the fobs and the schedule with the office.
Yes, on Saturday and Sunday only, under the towers' open house protocol. Signs go only on the West Bay Boulevard center island, in green, white, or brown and white. Ask the office for the current protocol before you schedule.
Only on the West Bay Boulevard center island, in green, white, or brown and white, per the towers' protocol. Signs are not allowed elsewhere, and key boxes may be placed only on the unit door.
Expect the estoppel certificate, the declaration, bylaws and rules, the current budget and financial statement, and the reserve study and milestone paperwork. Have them ready before the first showing, because the buyer's contract gives a right to cancel within three days of receiving them.
The state's current schedule caps a standard estoppel at $299, with $119 added for expedited delivery and $179 for a delinquent account, and delivery is due within 10 business days. Request it as soon as you go under contract, since it is effective for 30 days.
By Lee County custom the seller pays doc stamps of $0.70 per $100 and the owner's title policy, plus commission and the estoppel fee. At the $701,250 median that is $4,909 in stamps and about $3,581 in title premium. The contract controls.
The buyer's application, with its $150 non-refundable fee, goes to the Jasmine Bay Master Association, so it is a buyer's cost unless your contract says otherwise. Sellers should still plan for it, because the buyer's packet is due two weeks before closing.
At least two weeks before closing, with a 30-minute orientation, according to the towers' protocol. A cash buyer with a short closing should submit at contract. If the packet slips, the closing date can slip with it.
The documents we read do not state a sale-approval requirement, but the buyer must complete the association's application. We did not read the South declaration in full, so ask the management office to confirm in writing before you list.
Generally yes. The buyer takes the lease subject to the rules, tenants may not have pets, and the rider sets a $1,500 deposit and two assigned parking spaces. Confirm the tenant's application, the deposit and the count of leases already begun this year.
Yes. The fob protocol, the buyer's packet and the estoppel can all be handled remotely with the management office, and one Google reviewer, an out-of-area seller of a condo, wrote that Jesse made the process easy. Call Jesse direct at (239) 898-6072.
They can. Buyers ask whether flooring met the sound-insulation specification, whether balcony tile sits on the required waterproof membrane and whether the work was approved and permitted. Collect the approvals, permits and contractor invoices before you list.
Both towers are in zone AE, so a financed buyer will generally need flood coverage, and buyers will ask about the master policy. Have the insurance summary and any Ian repair history ready. We do not quote a price effect, because the sample cannot isolate one.
The Island's eight listings start at $2,699,000, above Jasmine Bay's largest ask of $2,299,900, so they do not compete on price. They do compete for the buyer who wants a tower in West Bay Club, and your resale record is the answer to that buyer.
Neither: you list the residence, and the MLS records the tower. In 12 months North closed at $702,500 median on 13 sales and South at $660,000 on 5 (small sample), which is too little to price a tower premium, so we use both towers and your size.
Yes, and they should. Florida required a structural integrity reserve study by December 31, 2025 for older associations, and the milestone inspection follows in 2032 or 2037. If the study is complete, hand it over early; if it is not, expect the buyer to ask why.
Thirteen of the last 18 sales took more than 90 days, so it is not unusual, but it is a signal. Review the price against the closings for your size, the photographs and the condition. The ask has not been achieved in any 12-month closing.
Five closed in the last 12 months at a $1,050,000 median, from $925,000 to $1,440,000, with a median of 123 days and 91.4% of list, a small sample. Over 60 months, 16 closed at a $1,067,500 median (mean of $1,050,000 and $1,085,000).
None in the last 12 months. Over 60 months 11 of 64 closed at or above their final list price, all from October 2021 to October 2022, in the fastest market on record for the towers. Nothing since 2022 has matched that.
Yes. We market with cinematic video, drone, professional photography and a qualified-buyer database, and we can keep a sale quiet when discretion matters. Showings still need a fob and the towers' hours, which suits a discreet sale. Call Jesse direct at (239) 898-6072.
Moves use the service elevator, whose interior is 63 by 77 by 112 inches, with a 42 by 84 inch door. Contractor rules bar weekend and holiday work, and we recommend booking the elevator with the office as soon as you have a closing date.
Memberships are separate from the tower, and the club's FAQ says they transfer only with a Premier member's home sale. If you hold one, talk to the club's membership office before you list, so the sale and the membership move together.
Florida contracts prorate property taxes between buyer and seller at closing, and the Lee County Tax Collector issues the bill. West Bay Club has no bond district, so there is no bond line to prorate. Your title company prepares the figures.
Florida sellers must disclose known facts that materially affect a residence's value and are not readily observable, and storm damage and repairs are the usual case. Gather your repair invoices, permits and any insurance claims. If in doubt, disclose.
Ask each agent to show the closings for your size and tower, a pricing plan against them and how they handle the fob protocol and the buyer's packet. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we publish the record.
Request the free home valuation or Call Jesse direct at (239) 898-6072. He will send the closings that match your size and tower, a pricing range and a list of the documents to gather from the association and manager.
Every fact on this Jasmine Bay guide traces to a primary record below: the towers' own posted documents, Florida state and Lee County records, FEMA and federal sources, and dated local reporting. Market figures come from the Southwest Florida MLS Matrix pull described in the last four lines.
Jasmine Bay's key documents are published by the towers, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declarations of condominium are available through the Lee County Clerk's official records, and the estoppel through the association's manager.
Document | Issued by | Date | Link |
|---|---|---|---|
Rules and Regulations | Jasmine Bay Towers | current file | |
Rider to Lease, North tower | Jasmine Bay Towers | resolution of January 31, 2012 | |
Rider to Lease, South tower | Jasmine Bay Towers | resolution of January 31, 2012 | |
Contractor Packet | Jasmine Bay Towers | 2025 | |
Owner Application | Jasmine Bay Towers | 2025 | |
Balcony waterproofing and tile specification | Jasmine Bay Towers | 2021 | |
Deliveries and cable sheet | Jasmine Bay Towers | current file | |
Jasmine Bay North Condominium Association, Inc. record | Florida Division of Corporations | filed May 7, 2007 | |
Jasmine Bay South Condominium Association, Inc. record | Florida Division of Corporations | filed May 7, 2007 | |
Jasmine Bay Master Association, Inc. record | Florida Division of Corporations | filed May 7, 2007 | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
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 Jasmine Bay. 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.
