Osprey Cove

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

By Jesse McGreevy and Marc Comisar.

Osprey Cove is a gated condominium community of 328 two-bedroom homes in ten buildings on 29.8 acres in the Village of Estero, Florida, built in 2006 by U.S. Home Corporation on a tract the county zoning file calls "Osprey Cove within Estero Golf Resort MPD-5." It sits off Estero Parkway, directly behind the Estero Walmart at US 41, with Osprey Cove Boulevard and Kingbird Loop as its only streets.

McGreevy and Comisar are the team Osprey Cove sellers call first: Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales between Jesse and Marc. If you are weighing who should sell or buy for you, our comparison of the best real estate agents in Estero shows how local agents stack up on the public record. For Osprey Cove itself, the Southwest Florida MLS shows 14 closings at a median of $219,000 in the 12 months to September 29, 2026, and the sections below show what sits behind that number.

This page reads the county zoning resolutions, the five recorded condominium declarations, the 2011 Articles of Merger, the state condominium and elevator registers, the 2026 tax notice, FEMA's flood map, the school district's zone maps and five years of sales for one community. Where a fact is not published, we say so and name the document that holds it.

Why McGreevy and Comisar Are the Best Realtor for Osprey Cove

McGreevy and Comisar are the best realtor for Osprey Cove because a condo here is priced on details most buyers never see: which of the five declarations the unit belongs to, whether the building is a four-story Terrace building covered by Florida's structural integrity reserve study law, what the floor plan measures, and what the association's estoppel certificate will say. We read those records before we set a price.

If you're searching for the best realtor for Osprey Cove, whether you're ready to sell your Osprey Cove home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

Recent Osprey Cove track record (Southwest Florida MLS, 12 months to September 29, 2026, the first window with 10 or more closings): 14 homes sold · $3,091,800 in Osprey Cove dollar volume · 168.5 median days on market · 90.9 percent median sale-to-list ratio · highest-priced sold: $257,600 · fastest sold: 8 days.

The dollar volume is the sum of the 14 closings (our arithmetic). Every figure here is a community total across all brokerages. In the last 12 months we tracked 14 Osprey Cove closings, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.

For Osprey Cove sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Osprey Cove home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 (confidential conversations welcome).

For the full seller plan, read how to sell your home in Osprey Cove, and for a price built from this community's own sales, request an Osprey Cove home valuation.

Buying a home in Osprey Cove? Call Marc at (239) 287-5873 for a personalized buyer consultation, and read how we represent buyers in Estero. The step-by-step buyer guide is at how to buy a home in Osprey Cove.

Key Takeaways

These are the Osprey Cove facts a buyer or seller should hold before anything else, each one taken from a county, state, federal or MLS record named in the sections below. Several correct numbers that circulate online, including how many associations govern the community and who built it.

• 328 condominium homes, all two bedrooms and two baths. The Lee County Property Appraiser's parcel map returns 328 condominium parcels and 4 common-element parcels for Osprey Cove (read October 17, 2026).
• One board since 2011, five declarations. Five condominium corporations merged into Osprey Cove Master Association, Inc. on January 5, 2011; the five recorded declarations still govern each building group.
• Built by U.S. Home Corporation in 2006 on Tract MPD-5 of the 2001 Estero Golf Resort zoning, which capped the tract at 340 units and buildings at four stories.
• The golf course was never built. The 2001 zoning allowed one; homes and shops were built instead. Osprey Cove has no golf and no boat access.
• Market: 14 MLS closings in the 12 months to September 29, 2026, median $219,000, range $190,000 to $257,600, 168.5 median days on market.
• SIRS and milestone apply to eight buildings, not ten. The eight four-story Terrace buildings fall under Florida's structural integrity reserve study and milestone inspection laws; the two two-story Veranda buildings do not.
• Flood: FEMA Zone X, minimal flood hazard, panel 12071C0579G effective November 17, 2022. Lee County evacuation zone B.
• Taxes: the 2026 proposed millage for every Osprey Cove home is 12.9934 mills, down from 13.0924 adopted for 2025; no community development district.
• Schools: elementary Zone Q, middle Zone GG and high school South Zone 2; Three Oaks Elementary and Three Oaks Middle, both graded A, are about 5 and 7 minutes away.
• Price ladder: Osprey Cove had the third-lowest 12-month median of 43 Estero developments with 8 or more closings in the same MLS pull.

Table of Contents

This table of contents lists every section of the Osprey Cove page in the order it appears, grouped by the question a buyer or seller usually asks first. Each link jumps to the section, so you can go straight to the Osprey Cove market, buildings, fees, condominium safety laws, flood zone, schools or the seller section.

The Basics: Why McGreevy and Comisar Are the Best Realtor for Osprey Cove · What Is It Like to Live in Osprey Cove? · Is Osprey Cove in Estero or Fort Myers? · What Is the Osprey Cove Real Estate Market Doing? · How Many Condos Are in Osprey Cove, Building by Building? · What Floor Plans Are in Osprey Cove? · What Does an Osprey Cove Unit Number Tell You?

History and Ownership: How Did Osprey Cove Come to Be? · What Does the Osprey Cove Zoning Allow? · Who Governs Osprey Cove? · What Are the HOA Fees at Osprey Cove? · What Are Property Taxes at Osprey Cove? · Do Florida's SIRS and Milestone Laws Apply to Osprey Cove?

Safety and Insurance: Is Osprey Cove in a Flood Zone? · What Is the Hurricane and Evacuation Picture for Osprey Cove? · How Does Insurance Work for an Osprey Cove Condo?

Living There: What Amenities Does Osprey Cove Have? · Does Osprey Cove Have Golf or Boat Access? · Can You Rent Out an Osprey Cove Condo? · Which Schools Serve Osprey Cove? · Where Is the Nearest Hospital and Emergency Care? · How Long Are the Drives From Osprey Cove? · What Is Planned Around Osprey Cove? · Osprey Cove vs Breckenridge: Which Estero Condo Fits You?

Sell and Work With Us: What Does It Cost to Buy and Own at Osprey Cove? · Why Buy in Osprey Cove: Honest Pros and Cons? · Thinking of Selling Your Osprey Cove Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Frequently Asked Questions: Buyer Edition · Frequently Asked Questions: Seller Edition · Downloadable Documents · Sources and Authoritative References

What Is It Like to Live in Osprey Cove?

Osprey Cove is a quiet, condo-scale community of two-bedroom homes with a clubhouse, a pool and spa and lake views, set in an unusually practical location: a full grocery and pharmacy sit behind the fence, US 41 and its bus corridor are steps away, and Coconut Point is about 9 minutes by car. It suits owners who want a lock-and-leave Estero home without a golf or club budget.

A condominium community, not a club

There is no golf course, tennis complex, marina or restaurant at Osprey Cove. The shared building is a one-story clubhouse of 5,076 heated square feet at 8510 Kingbird Loop on the county roll, with a heated pool and spa, a fitness room and a social room consistently reported in listings. The appeal is a lower cost of entry and a short list of shared things to maintain.

Mostly second homes and rentals

About 30 percent of Osprey Cove units carry a homestead exemption on the 2025 tax roll; the other 70 percent or so are taxed at full value, the pattern for seasonal homes, second homes and rentals. Expect a fuller community from January to April and a quieter one in summer.

The Walmart behind the fence

The Estero Walmart Supercenter at 19975 S Tamiami Trail opened on August 26, 2015 on the commercial part of the same 2001 zoning plan. It is about 0.2 mile in a straight line from the middle of Osprey Cove. During construction in 2015, residents shared their entrance with construction traffic, and Walmart discussed buffer landscaping on the shared property line. Groceries within a short walk are a real convenience; a big store next door is a trade-off some buyers will not want.

A wooded edge that is protected

Lee County's 2005 approval of the Osprey Cove site plan adopted a native restoration plan with four upland restoration areas and a gopher tortoise preserve. Those areas are why parts of the edge stay wooded, and why they cannot be cleared.

Who the homes suit

Every home has two bedrooms and two baths, with or without a den, so Osprey Cove fits buyers who want that size and nothing larger. Elevator access in the eight four-story buildings helps owners who would rather not climb stairs; the two two-story Veranda buildings have garages, reported in listings. We describe homes and facilities, never who should live in them.

Is Osprey Cove in Estero or Fort Myers?

Osprey Cove is inside the Village of Estero, a city incorporated on December 31, 2014. Its ZIP code is 33967, and the Postal Service's default city for that ZIP is Fort Myers, which is why many listings and maps say "Fort Myers." The government layers below come from the Lee County Property Appraiser's district map at the middle of the community, read October 17, 2026.

The government layers that touch an Osprey Cove home

Why the address says Fort Myers

Mail goes to "Fort Myers, FL 33967" by Postal Service default, and county records still show "FT MYERS" as the ZIP community. The Village of Estero levies the city tax, sets zoning since incorporation, and is the place to call about local roads and code. Some portals print "Estero, FL 33928," a different ZIP that does not apply here.

Osprey Cove predates the Village

Lee County approved and permitted everything at Osprey Cove before the Village existed; the Village inherited the approvals when it incorporated at the end of 2014. Zoning authority on today's county zoning layer reads "EST," the Village.

What Is the Osprey Cove Real Estate Market Doing?

The Osprey Cove market has reset from its 2023 peak and now trades slowly: 14 MLS closings in the 12 months to September 29, 2026 at a $219,000 median, with a median 168.5 days on market and sellers getting a median 90.9 percent of their final list price. The lead window is 12 months, because it is the first window with 10 or more closings.

Data updated: October 2026 (Southwest Florida MLS, saved pull of September 29, 2026, our analysis).

The MLS lead window: 12 months

How the price has moved, year by year

The 2023 median sat on only 11 closings, so read it as a peak, not a precise number. Nearby Estero condominium communities fell by a similar share from 2023 to 2026: Villagio's yearly median went from $340,000 to $265,500 and Country Creek's from $425,000 to $308,000 in the same MLS pull. Osprey Cove's reset is the Estero pattern.

Longer windows

Supply on September 29, 2026

Three Osprey Cove condos were active, asking $229,899 to $270,000, about 2.6 months of supply at the 12-month sales pace. With so few closings, one sale moves every statistic; we price against the individual closings, not the median alone.

The county record, kept separate

The Lee County Property Appraiser's qualified sales file shows 13 recorded sales in the 12 months to its newest sale of August 7, 2026, median $218,000, all resales, and 100 sales over 60 months at a $265,000 median. The county and MLS counts agree within one sale for the last 12 months, so the MLS figure is not partial.

Where Osprey Cove sits in Estero

Of 43 Estero developments with 8 or more MLS closings in the same 12 months, Osprey Cove had the third-lowest median, and the lowest among those with a median living area over 1,000 square feet. Among the 17 developments with a median at or under $400,000, it had the longest median days on market. That pair of facts is the opportunity for a buyer and the instruction for a seller: Osprey Cove trades on price.

How Many Condos Are in Osprey Cove, Building by Building?

Osprey Cove has 328 condominium homes in ten residential buildings, plus a clubhouse, on 29.80 acres. Eight buildings are four-story Terrace buildings with elevators, holding 304 homes; two are two-story Veranda buildings holding 24 homes. The five recorded declarations, the parcel roll and the 2011 merger's member counts all add to the same 328.

The ten buildings

The five declarations, in recording order

Terrace I was recorded in 2005 and Terrace II, Terrace III, Veranda I and Terrace IV in 2006, which is the build order. The units per declaration are 72, 72, 80, 24 and 80 (Terrace I, II, III, Veranda I, IV). The Florida condominium division still registers each one as a separate condominium project, all approved and recorded.

Elevators in the Terrace buildings

Every four-story Terrace building has a passenger elevator registered with the state's Bureau of Elevator Safety, which requires an annual certificate of operation. On October 17, 2026, seven certificates showed active status through August 1, 2027, and the certificate for 8451 Kingbird Loop showed "Delinquent" with an August 1, 2025 expiry. That is a register status, not proof of a problem; a buyer in that building should ask the manager for the current certificate.

Terrace or Veranda

Terrace homes have interior access by elevator and assigned carports, per listings and the county's 2005 approval, which allowed carports at the street line beside building 10. Veranda homes are carriage-style, two stories, with a one-car garage reported in listings. The Veranda buildings are 24 of 328 homes, about 7 percent of the community.

What Floor Plans Are in Osprey Cove?

Every Osprey Cove home has two bedrooms and two baths; about one in four sales is a plan with a den. In five years of MLS closings, listings report six recurring living areas between 1,121 and 1,418 square feet. There are no one-bedroom and no three-bedroom homes, so a buyer who needs a third bedroom should look elsewhere in Estero.

Sizes and what they sold for

The 1,232 square foot group shows a lower five-year median only because most of its sales are recent; it is a timing effect, not a weaker plan.

What a den is worth here

Over 60 months the median two-bedroom sold for $260,000 on 63 closings and the median den plan for $276,000 on 22, about $16,000 more. In the last 12 months the gap narrowed to about $7,600 ($216,750 on 8 closings vs $224,350 on 6).

Measure before you compare

County heated area and MLS living area are measured differently, and listing agents enter the MLS figure. If you are comparing price per square foot, confirm which measurement the number uses; at $177.76 per square foot, a 78 square foot difference is about $13,900.

What Does an Osprey Cove Unit Number Tell You?

At Osprey Cove the first digit or digits of a unit number are the county building number, not the floor. The Lee County Property Appraiser's records match that rule on every numbered unit we checked. No Osprey Cove building has more than four floors, so a unit number that looks like a ninth or tenth floor is a building 9 or building 10 home.

The decoder

Why it matters for the safety laws

Florida's structural integrity reserve study and milestone inspection laws turn on building height. Reading a floor from a unit number would put an Osprey Cove home in a building that does not exist. Read the building from the unit number, then the height from the table above.

Why we never print unit numbers

We describe homes by building group and plan only. Ask us for the building and plan of any listing and we will place it on the site for you.

How Did Osprey Cove Come to Be?

Osprey Cove began as Tract MPD-5 of a 314.6-acre rezoning Lee County approved on May 7, 2001 under the name Estero Golf Resort. U.S. Home Corporation applied for the Osprey Cove site plan in 2004, the first declaration was recorded in 2005, every building was finished in 2006, and the five condominium corporations merged into one in 2011.

The timeline from the record

Who built Osprey Cove

The county's 2005 amendment opens: "US Home Corporation filed an application for administrative approval to a Mixed Use Planned Development on a project known as Osprey Cove within Estero Golf Resort MPD-5." That makes U.S. Home Corporation the applicant of record for the Osprey Cove site plan. A Winter Garden company named Osprey Cove, LLC appears in state records, but nothing ties it to this community.

The building-10 amendment and the tortoise preserve

The 2005 amendment allowed a 28-foot private road right-of-way for 825 feet beside building 10, carports at the street line, 25-foot driveways for the covered parking in front of building 10, and native restoration to count toward the preserve requirement. It adopted an "Osprey Cove Indigenous Area Exotic Removal and Restoration Plan" that allows "only hand removal of invasive exotic vegetation ... within the gopher tortoise preserve," and requires each restored acre to be planted with 200 native trees, 900 shrubs and 3,000 ground-cover plants.

The 2006 teacher housing sale

In October 2006, the Bonita Bay Group "announced it bought 60 condos in Osprey Cove, a gated development near U.S. 41 and Estero Parkway," to offer to Lee County educators with down-payment help, at about $200,000 to $232,000 before incentives and $175,000 to $195,000 after them. The article says the program condos carried deed restrictions to keep them affordable for the next buyer. Whether any such restriction still applies to a given unit is a title question; your title agent should check it on every Osprey Cove purchase.

Boom, bust and reset

Recorded Osprey Cove sales started in 2006 at roughly $193,000 to $308,000, fell to roughly $54,000 to $95,000 from 2009 to 2011, peaked in 2023 with an MLS median of $307,000, and reset to a $221,850 median in 2026 to late September. A long-term owner has been through the whole cycle; a buyer today is buying near the low end of the last five years.

What Does the Osprey Cove Zoning Allow?

Osprey Cove's zoning is the Estero Golf Resort Mixed Use Planned Development, Lee County case DCI2000-00032, now administered by the Village of Estero. The 2001 resolution capped Osprey Cove's tract, MPD-5, at 340 homes and limited buildings in the project to 55 feet and four stories. The 2001 approval also allowed a golf course that was never built.

What the 2001 resolution approved

The applicant asked for "a maximum of 820 dwelling units ... including up to 100 units within an assisted living facility; 2) a golf course; 3) up to 320,000 square feet of retail uses; and 4) 20,000 square feet of office use," with "buildings not to exceed 55 feet and four stories." The county approved it with conditions on May 7, 2001. The approved schedule of uses for the residential tracts listed a golf course, a country club and a driving range, and limited an assisted living facility to Tract MPD-5 only.

What was built instead of golf

By 2003 the residential tracts 6 to 12 were being developed as Belle Lago, and the commercial tract became the Walmart Supercenter. The county's current data sheet shows 280.46 residential acres approved for 820 units and 34.14 commercial acres for 248,000 square feet, with no golf category. The name "Golf Resort" stayed on the zoning map; the course never existed.

What the 340-unit cap means

Osprey Cove has 328 homes against a 340-unit cap for its tract, and together with Belle Lago's 447 homes the zoning case is close to its 820-unit total. No large new residential pod is pending inside this zoning case.

The lakes amendment is not Osprey Cove's

A 2004 amendment allowing stacked rock bulkheads in "Lakes 1 and 2" belongs to "Estero Golf Resort (being developed as Belle Lago)," not to Osprey Cove.

Who Governs Osprey Cove?

One corporation governs Osprey Cove today: Osprey Cove Master Association, Inc., Florida document N05000001402, filed February 4, 2005 and active. On January 5, 2011, the five condominium associations (Terrace I, II, III, IV and Veranda I) merged into it. The five recorded declarations still define each building group's units and common elements.

The 2010 vote and the 2011 merger

The boards approved the plan at a meeting "duly held at Osprey Cove Clubhouse on the 18th day of August, 2010." The plan is dated December 13, 2010, and each corporation's members adopted it by written consent: 328 members in the master, 72 in Terrace I, 72 in Terrace II, 80 in Terrace III, 80 in Terrace IV and 24 in Veranda I. The merger took effect when the articles were filed with the state on January 5, 2011.

What the merger means for an owner

"Each membership of the non-surviving corporations, shall be and become converted into a membership in the surviving corporation." Rules and approvals adopted before 2011 carried over. One clause matters to a buyer: a claim that "relate[s] back to or ha[s] arisen prior to the merger ... shall be assessed only against the properties or units which were under the pre-merger Association which incurred the loss."

Who manages day to day

The master's principal and registered-agent address is the Naples office of Guardian Property Management, 6704 Lone Oak Blvd, updated on April 27, 2025. The 2026 annual report was filed on April 8, 2026.

Why state records still show five associations

The Florida condominium division still lists five condominium projects and five managing-entity records under the pre-merger names, all at the Naples management address. That is normal record-keeping, one project per declaration, and not evidence of five boards.

Condominium law, not HOA law

Osprey Cove is governed by Florida's condominium act, chapter 718, not the homeowners' association act, chapter 720. With more than 25 units, the association must post its official documents on a website or app under section 718.111(12)(g).

What Are the HOA Fees at Osprey Cove?

No current Osprey Cove assessment amount is published in any official or association source we could reach, so we do not print one. The fee for a specific unit comes from the association's budget and the estoppel certificate, which Florida law requires the association to issue within 10 business days of a request. There is no community development district.

How to get the real number

1. Ask for the current annual budget and the assessment schedule for the unit's building group.
2. Order the estoppel certificate under section 718.116(8); it states the assessments owed, the schedule and any special assessment.
3. Ask for the most recent structural integrity reserve study for Terrace buildings and the reserve schedule it set.
4. Ask whether any special assessment was adopted or proposed in the last three years.

Call Jesse at (239) 898-6072 and we will pull these for any Osprey Cove unit before you write an offer.

What the fee usually covers in a Florida condominium

In a Florida condominium the association insures the building to replacement cost and maintains the common elements, which in a community like this typically include roofs, exteriors, elevators, grounds, lakes and the clubhouse; the declarations define exactly what is common here. Your own policy covers your interior. See our guide to Estero HOA and CDD fees for how fees compare across the Village.

Why fees across Florida rose after 2024

Florida's post-2022 condominium laws require reserves for structural items identified in a structural integrity reserve study, and those reserves can no longer be waived by an owner vote. That is a statewide driver of higher assessments in buildings three stories and taller. Whether and how much it changed Osprey Cove's budget is a question for the budget itself.

What Are Property Taxes at Osprey Cove?

Every Osprey Cove home is in Lee County taxing district 315, the Village of Estero with San Carlos Park Fire. The 2025 adopted rates sum to 13.0924 mills, and the 2026 proposed rates sum to 12.9934 mills, from the county's 2026 tax notice for an Osprey Cove unit. There is no community development district line.

The 2026 proposed millage, line by line

The Village of Estero adopted its 0.7300 rate for fiscal 2026-27 on September 23, 2026; the other 2026 lines were proposed when we read the notice.

A worked example

The sample Osprey Cove unit on the 2026 notice, a non-homesteaded home, was valued at $211,969 on the 2025 roll and $185,838 on the 2026 roll, down 12.3 percent. At 12.9934 mills, $185,838 of taxable value carries about $2,415 in 2026 ad valorem tax before any non-ad-valorem charges.

The fire district is the surprise line

San Carlos Park Fire's 2.3590 mills in 2025 cost an Osprey Cove owner more than three times the Village of Estero's 0.7300. It is only slightly higher than Estero Fire Rescue's 2.2880, which serves much of the rest of the Village.

The homestead reset

A long-held homesteaded unit is taxed on a capped value. That cap does not transfer: the new owner is taxed on just value from the next roll, so the seller's tax bill is not the buyer's tax bill. Underwrite on just value.

Do Florida's SIRS and Milestone Laws Apply to Osprey Cove?

Yes, to eight of the ten buildings. Florida's structural integrity reserve study (SIRS) and milestone inspection laws apply to condominium buildings three habitable stories or higher. Osprey Cove's eight four-story Terrace buildings qualify; the two two-story Veranda buildings do not. For a Terrace buyer the questions are whether the study was done, filed and funded.

What the SIRS law requires

Section 718.112(2)(g) requires a structural integrity reserve study "at least every 10 years ... for each building on the condominium property that is three habitable stories or higher," covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other items over $25,000. Owner-controlled associations that existed on July 1, 2022 had to complete it "by December 31, 2025." Within 45 days of completion, the association must file a SIRS reporting form with the state condominium division.

How it maps onto Osprey Cove

The milestone inspection

Section 553.899 requires a milestone inspection "by December 31 of the year in which the building reaches 30 years of age ... and every 10 years thereafter," with a phase two only if phase one finds "substantial structural deterioration." The buildings date from 2006, so the first Terrace inspections fall around 2036, or 2031 if the local building official adopted the optional 25-year rule.

The 2025 reporting rule

The 2025 condominium law (HB 913, chapter 2025-175) required local governments to confirm with each condominium association by October 1, 2025 that its SIRS and milestone inspection were completed, and to report to the state by December 31, 2025. Ask for the association's SIRS, its state filing date and the reserve schedule it set; a seller must deliver the most recent SIRS, or a statement that none was completed, with the resale documents.

Is Osprey Cove in a Flood Zone?

Osprey Cove is in FEMA flood Zone X, "area of minimal flood hazard," on FIRM panel 12071C0579G, effective November 17, 2022, at the point we tested in the middle of the community. It is outside the Special Flood Hazard Area, so a federally backed lender does not require flood insurance. Zone X is a map category, not a promise that water never rises.

The verified flood record

Why it maps this way

Lee County's 2018 LiDAR points around Osprey Cove sit about 11 to 18 feet above the NAVD88 datum, median about 15 feet. The site was built on former low pine flatwoods on Valkaria fine sand, a soil the county classes as often wet, which is why the community has stormwater lakes. Ground elevation is not floor elevation; an elevation certificate, if one exists for a building, shows the floor.

What Zone X does and does not mean

FEMA prices flood insurance building by building under Risk Rating 2.0, so a Zone X policy still has a price and still pays for a covered flood. The county's flood maps are being revised for 2026 and 2027; check the current panel at FEMA's Map Service Center before you buy.

Village of Estero flood program

The Village participates in FEMA's Community Rating System, and FEMA kept Estero's class and the policyholder discount it brings. The Village's flood information pages explain the program and how to look up a property.

What Is the Hurricane and Evacuation Picture for Osprey Cove?

Osprey Cove is in Lee County evacuation zone B and storm surge zone 2, in the 160 mph design-wind zone for ordinary buildings, and inside the wind-borne debris region. The county says zone B "will be among the first areas ordered to evacuate for a hurricane," even though the FEMA flood map shows minimal flood hazard. Both facts are true at once.

What Lee County says about zone B

The county's zone B sheet: "Zone B is very vulnerable and will experience significant impacts from land-falling storms. Evacuation will often be required for a hurricane coming from the Gulf." And: "Zone B will be among the first areas ordered to evacuate for a hurricane. This will likely come early, when the skies are clear and the weather seems fine."

Wind design

The county's hazard layer puts Osprey Cove in the 160 mph design-wind zone for Risk Category II buildings and in the wind-borne debris region, where openings must be protected. Wind-mitigation features on the building and on your unit's windows and doors are what an insurer asks about.

Hurricane Ian and Milton

Ian made landfall in Lee County on September 28, 2022 and Milton on October 9, 2024. We found no public report of flooded buildings at Osprey Cove in either storm. Absence of a report is not proof of no damage, so ask the association for its claim history and any storm-related special assessment.

A storm plan for a second home

Most Osprey Cove homes are seasonal. Before you leave for the summer, confirm who checks the unit after a storm, how your windows and doors are protected, and what the association does under its storm procedures. Sign up for county alerts at AlertLee.

How Does Insurance Work for an Osprey Cove Condo?

In a Florida condominium the association insures the building and the owner insures the inside. Section 718.111(11) requires the association to carry "adequate property insurance" based on replacement cost "determined at least once every 3 years," and makes the owner responsible for interior finishes, fixtures, appliances, water heaters, cabinets, countertops and window treatments.

What the master policy covers

The association's policy covers "all portions of the condominium property as originally installed," and must exclude "all personal property within the unit ... and floor, wall, and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments." The statute says, "Such property and any insurance thereupon is the responsibility of the unit owner."

What your HO-6 policy covers

Your condominium unit owner's policy must conform to section 627.714. It covers your interior, your belongings, your liability and, importantly, loss assessment: your share of an association deductible or uninsured loss assessed after a storm.

Questions to ask before you make an offer

1. Who is the master policy carrier, and what are the wind deductible and the flood coverage, if any?
2. When was the last replacement-cost appraisal?
3. What does the latest structural integrity reserve study say about roofs and windows in your building?
4. Has the association adopted or proposed any special assessment since 2023?

Insurance resources

Florida's Office of Insurance Regulation publishes consumer guides and wind-mitigation discount information. Citizens Property Insurance is the state-created insurer. My Safe Florida Home grants are aimed at site-built single-family homes, so do not plan on one for a condominium unit.

What Amenities Does Osprey Cove Have?

The county roll verifies one shared building, a one-story clubhouse of 5,076 heated square feet at 8510 Kingbird Loop on the master parcel. Listings consistently report a heated pool and spa, a fitness room, a social room with a kitchen, a billiards room, a barbecue area, bike storage and two lakes. The state verifies an elevator in each four-story building.

What is verified

What is consistently reported

Heated pool with spa, fitness room, clubhouse social room with kitchen, billiards, barbecue area, bike storage, business center, assigned carports for Terrace homes, one-car garages for Veranda homes, owner storage rooms and a reported pet limit of two pets up to 25 pounds. Confirm each against the current rules; listing copy can be years old.

What Osprey Cove does not have

No golf course or golf membership, no tennis or pickleball complex confirmed, no marina or boat slips, no on-site restaurant, no beach club or shuttle and no community development district. The absence list is often the most useful half for a buyer.

Shopping on foot

The Walmart Supercenter at 19975 S Tamiami Trail is about 0.2 mile from the middle of the community in a straight line; Coconut Point is about 4.1 road miles.

Does Osprey Cove Have Golf or Boat Access?

No. Osprey Cove has no golf course, no golf membership and no marina or deeded water access. Its two lakes are stormwater lakes. The 2001 zoning for this area allowed a golf course that was never built, and searches for "Osprey Cove golf club" usually return a different Osprey Cove, a golf community in St. Marys, Georgia.

Estero Country Club next door

Estero Country Club sits in The Vines, a separate community of 440 homes developed in the 1990s, next to Osprey Cove. The club states that The Vines Community Association "requires all new owners within The Vines to purchase a Golf, Sport, or Social membership." Owning at Osprey Cove gives no right to use it; ask the club whether a non-resident membership is open. Its categories are Golf, Executive Golf (unlimited golf for those under 56), Sport (unlimited golf May through December plus 30 rounds January to April) and Social (six rounds a year). See our page on The Vines.

Public golf nearby

Country Creek Golf Course in Estero is a par 61 course open to the public, and the City of Fort Myers owns two public 18-hole courses, Fort Myers Country Club and Eastwood Golf Course, the par 72 Eastwood opened in 1977.

Boats and paddling

The nearest public launch is at Koreshan State Park on the Estero River, about 8 minutes away, with a $4 boat launch fee plus park entrance. Lovers Key State Park, about 29 minutes, rents paddling gear daily. The county publishes a map of every public boat ramp. Ask the association about rules for boats and trailers before you assume you can park one on site.

Can You Rent Out an Osprey Cove Condo?

Rentals happen at Osprey Cove, and about 70 percent of units are taxed without a homestead exemption, the pattern of second homes and rentals. The minimum lease term, the number of leases a year and the approval process are set in the declarations and rules, which differ between Florida condominiums. Read them before you buy for rental income.

Where the rules live

Leasing restrictions are in each building group's declaration and in the association's rules; the master association handles applications under them. Confirm the minimum term, any first-year rule, the approval timeline and any fee in the current documents.

What to check before you underwrite a rental

1. The minimum lease term and the number of leases allowed per year.
2. Whether the association must approve each tenant and how long that takes.
3. Pet rules for tenants.
4. Recent rental closings in the MLS for the same plan; we pull them on request.

Why demand exists

Florida Gulf Coast University is about 11 minutes away, Lee Health Coconut Point about 9, and Coconut Point and Hertz Arena about 9 and 10. Those are year-round reasons to rent near Estero Parkway and US 41.

Which Schools Serve Osprey Cove?

The School District of Lee County's 2026-2027 zone maps put Osprey Cove in elementary Proximity Zone Q, middle Zone GG and high school South Zone 2. Lee County uses choice within zones, so families rank the schools offered for their zone; no single school is "the" Osprey Cove school. The two closest zone schools both earned an A for 2025-26.

Schools offered in those zones, and the drive

Fort Myers High and Cypress Lake High, also offered to South 2 families, earned an A; Dunbar High earned a C.

How assignment works

Families rank schools within the zone. The district's high school transportation rule, approved December 1, 2025, limits busing, not choice, so ask which schools provide a bus from Osprey Cove.

Three Oaks Elementary

The school describes itself as "the Nation's First Core Knowledge School," teaching the Core Knowledge curriculum alongside the district's reading, math and science programs. It is the closest zone school to Osprey Cove.

Check any address

Confirm zones for a specific address with the district's SchoolSite Locator; zones change by plan year.

Where Is the Nearest Hospital and Emergency Care?

The nearest emergency department to Osprey Cove is Lee Health Coconut Point on US 41, about 4.8 road miles and 9 minutes away, open 24 hours a day with 25 examination, observation and recovery rooms. The nearest full hospital is Lee Health Gulf Coast Medical Center, about 7.9 miles and 14 minutes north.

Hospitals and emergency rooms by drive

Fire and EMS

San Carlos Park Fire District serves Osprey Cove; Lee County EMS provides ambulance service.

Getting there without a car

Lee Health's own Coconut Point page lists LeeTran routes to the campus: "Fort Myers: Route 140, then Route 240; Bonita Springs, Route 600; Estero, Route 400."

How Long Are the Drives From Osprey Cove?

From the middle of Osprey Cove, Coconut Point is about 9 minutes, Florida Gulf Coast University about 11, Southwest Florida International Airport about 24, Bonita Beach Park about 20 and downtown Naples about 37, by free-flow routing computed October 17, 2026. In season, January to April, US 41 and Estero Parkway add time to every one of these.

Routed drive times

The honest trade-off

Osprey Cove is at the US 41 end of Estero Parkway, which puts Coconut Point and the hospital campus closer than from communities farther east, and Hertz Arena, Miromar and I-75 a little farther. The beach is a 20-minute drive, not a walk.

What Is Planned Around Osprey Cove?

The 2001 zoning that produced Osprey Cove, Belle Lago and the Walmart is essentially built out, so the land around Osprey Cove is settled. What is still moving is public: a Village plan for the US 41 corridor accepted in June 2026, capital-plan lines for the Estero Parkway and US 41 intersection and an Estero Parkway trail, and FDOT's I-75 lanes a few miles east.

The US 41 corridor plan

The Village's Eco-Historic Planning Study covers "the future of 'Old Estero' along the U.S. 41 corridor and nearby neighborhoods from Estero Parkway from the north, south to Hertz on both sides of 41." The study area is more than 1,000 acres, including the Estero River and the planned Bonita-Estero Rail Trail. It was accepted by the Village Council on June 17, 2026 and funded by a disaster-recovery block grant. Osprey Cove sits at the north end of the study area. It is a plan, not a construction schedule.

Capital plan lines at the corner

I-75 lanes

FDOT's I-75 auxiliary and express lane project from Golden Gate Parkway to Alico Road (FPID 452544-1) has scheduled its public hearings for October 27, 2026 (in person, Naples) and October 28, 2026 (online), with public comments due by November 10, 2026. Osprey Cove is about 3.7 road miles west of Hertz Arena at exit 123, so expect travel-time effects during construction rather than noise.

Utilities next door

The Village's utility expansion project connected the nearby Cypress Bend RV Resort to Lee County Utilities sewer in 2026 and removed an old package plant. Osprey Cove has been on Lee County Utilities water and sewer since it was built.

Osprey Cove vs Breckenridge: Which Estero Condo Fits You?

Breckenridge is the Estero community closest to Osprey Cove in size and price, about 1.6 road miles and 5 minutes away. In the same MLS pull, Breckenridge sold 44 homes in 12 months at a $235,000 median in a median 55.5 days, against Osprey Cove's 14 at $219,000 in 168.5 days. The two differ most on bedrooms, golf, evacuation zone and how fast homes sell.

The numbers side by side

Which one fits

Other Estero comparisons

In the same MLS pull, Villagio sold 31 homes at a $270,000 median, Country Creek 49 at $295,000 and Fountain Lakes 40 at $335,000. Single-family Belle Lago shares Osprey Cove's 2001 zoning case, and Cascades at Estero is a 55-and-older single-family community on Estero Parkway.

What Does It Cost to Buy and Own at Osprey Cove?

Owning an Osprey Cove condo means four recurring costs: the association assessment for your building group, property tax at about 13 mills, your HO-6 condominium insurance, and utilities. Buying adds the usual Florida closing costs. Only the tax rate is published; the assessment and insurance depend on the unit and come from the budget, the estoppel and your own quotes.

Recurring costs, and where each number comes from

One-time buying costs

Expect lender costs, a title search and lender's title policy, inspections, the association's application or transfer charges if any, and prorated taxes and assessments. In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamps; the contract controls.

What a seller pays, for comparison

At the $219,000 median, Florida's documentary stamp tax on the deed is $1,533 ($0.70 per $100). See the seller section below for the full net sheet.

Why Buy in Osprey Cove: Honest Pros and Cons?

Osprey Cove's case is price, location and newer construction: two-bedroom condos at a $219,000 median in 2006 elevator buildings, minutes from Coconut Point and the hospital, in evacuation zone B and FEMA Zone X. The case against is a slow resale market, unpublished fees, the condominium safety-law obligations on the Terrace buildings and a big store next door.

The case for

• Price. Third-lowest 12-month median of 43 Estero developments in the same MLS pull.
• 2006 construction. Every building dates from 2006, and the first milestone inspections are about a decade away.
• Elevators in all eight four-story buildings.
• Location. Groceries behind the fence, Coconut Point about 9 minutes, the emergency department about 9, the airport about 24.
• Flood map. Zone X, minimal hazard, outside the Special Flood Hazard Area.
• One board since 2011, and no community development district.
• Top-graded closest schools. Three Oaks Elementary and Three Oaks Middle, both A.

The case against

• Slow resale. A median 168.5 days on market and 90.9 percent of list in the last 12 months.
• Two bedrooms only. No three-bedroom home exists here.
• Fees not published. You have to work the budget and estoppel.
• SIRS on the Terrace buildings. Reserves for structural items cannot be waived, which can raise assessments.
• Mostly carports. Only the 24 Veranda homes have garages, per listings.
• No golf, no boat access, no on-site dining.
• A supercenter next door, and evacuation zone B in a strong Gulf hurricane.

Who it suits, in one line

A buyer who wants a newer two-bedroom Estero condo at the low end of the market, values location over amenities, and will read the condominium documents.

Thinking of Selling Your Osprey Cove Home? List With the #1 Team in Southwest Florida Since 2012

Selling an Osprey Cove condo well means pricing it against the 14 closings of the last 12 months by plan and building, ordering the estoppel certificate and the resale documents, including the structural integrity reserve study for a Terrace building, before the first showing, and answering a buyer's insurance and fee questions in writing. McGreevy and Comisar build every Osprey Cove listing around those steps.

If you're searching for the best Osprey Cove listing agent, or thinking, "I need to sell my condo in Osprey Cove...", you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Osprey Cove homes against the Southwest Florida MLS by plan and against the county record, and put the declarations, the merger, the flood map and the school zones in front of a buyer on day one. For the wider picture, see our page on selling a home in Estero.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What Is Your Osprey Cove Home Worth? Get a Free Valuation in 60 Seconds

Request an Osprey Cove home valuation built from this community's own closings, or use our free home valuation. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.

The numbers behind the pitch

Data updated: October 2026 (Southwest Florida MLS, 12 months to September 29, 2026, our analysis).

Osprey Cove had 14 closings at a $219,000 median, a range of $190,000 to $257,600, $177.76 per square foot of MLS living area, a median 90.9 percent of final list price and 168.5 median days on market, for $3,091,800 in dollar volume (our arithmetic). Three homes were active on September 29, 2026, about 2.6 months of supply.

Worked seller net sheet at the Osprey Cove median

In Lee County the seller customarily pays the owner's title policy and the documentary stamps; the contract controls. Estimate your net proceeds with our seller net sheet.

How do you price an Osprey Cove condo?

We start from the plan and the building: two-bedroom and den plans, Terrace or Veranda, floor and view. Then we set the price against the 14 closings of the last 12 months, which ran from $190,000 to $257,600, not against the 2023 peak.

Why do Osprey Cove condos take so long to sell?

The 12-month median was 168.5 days on market, and sold prices ran about 9 percent below final list prices. Homes priced to the recent closings sell; the fastest 2026 sale closed 8 days after listing.

What paperwork should I order first?

Order the estoppel certificate and gather the declaration, articles, bylaws, rules, the latest financial statement and budget, the condominium "Frequently Asked Questions and Answers" sheet and, for a Terrace building, the most recent structural integrity reserve study. A buyer who does not get these in time may cancel within 7 days, excluding weekends and legal holidays, under section 718.503.

Does a buyer need association approval?

Ask the association; the estoppel and the declaration say whether approval is required and how long it takes. Plan for it in the contract timeline.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida team Osprey Cove owners call when a condo has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and know Estero's communities street by street, from Kingbird Loop to the Estero Parkway corridor.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between them. Read more about our team.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling an Osprey Cove home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Osprey Cove? Call Marc at (239) 287-5873, or read about buying a home in Estero.

Jesse McGreevy and Marc Comisar are top-reviewed Osprey Cove realtors, and the reviews on the team's Google Business Profile describe what an Osprey Cove buyer or seller needs most: availability, follow-through and local knowledge.

★★★★★ "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." 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." Verified Google review

★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Verified Google review

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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 (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Frequently Asked Questions: Buyer Edition

Osprey Cove buyers ask what the community is, how many associations and buildings it has, what it costs to own, how the condominium safety laws, flood, wind and insurance work, which schools and hospitals are near, and what condos cost. Each answer below draws on a county record, a statute, a state register, a Village document or our own MLS analysis, and names the document that holds anything not published.

Data updated: October 2026 (Southwest Florida MLS, 12 months to September 29, 2026; Lee County Property Appraiser, FEMA, school district, state and Village of Estero records read October 17, 2026).

What is Osprey Cove?

Osprey Cove is a gated condominium community of 328 two-bedroom homes in ten buildings on 29.8 acres in the Village of Estero, built in 2006 by U.S. Home Corporation.

Where is Osprey Cove?

Off Estero Parkway, behind the Walmart Supercenter at US 41, in the Village of Estero, Lee County, Florida.

Is Osprey Cove in Estero or Fort Myers?

It is in the Village of Estero. The ZIP code 33967 has Fort Myers as its default mailing city, which is why many records say Fort Myers.

What is the Osprey Cove zip code?

How many condos are in Osprey Cove?

328, per the Lee County Property Appraiser's parcel map read October 17, 2026.

How many buildings are in Osprey Cove?

Ten residential buildings and one clubhouse: eight four-story Terrace buildings and two two-story Veranda buildings.

Do the Osprey Cove buildings have elevators?

Yes, each four-story Terrace building has a passenger elevator registered with the state's Bureau of Elevator Safety.

When was Osprey Cove built?

Every building was completed in 2006; the declarations were recorded in 2005 and 2006.

Who built Osprey Cove?

U.S. Home Corporation, the applicant of record for the Osprey Cove site plan in Lee County's 2005 amendment ADD2004-00167.

How many bedrooms do Osprey Cove condos have?

Two bedrooms and two baths in every home; about one in four sales is a plan with a den.

How big are Osprey Cove condos?

About 1,121 to 1,418 square feet of MLS living area.

What do Osprey Cove condos sell for?

14 MLS closings in the 12 months to September 29, 2026, median $219,000, range $190,000 to $257,600.

How long do Osprey Cove condos take to sell?

A median 168.5 days on market in the last 12 months.

Are Osprey Cove prices going down?

The yearly MLS median fell from $307,000 in 2023 (11 closings) to $221,850 in 2026 through September 22 (10 closings), similar to other Estero condominium communities.

How many Osprey Cove condos are for sale?

Three were active on September 29, 2026, about 2.6 months of supply.

What are the HOA fees at Osprey Cove?

No current amount is published; get the budget and an estoppel certificate for the specific unit, which the association must issue within 10 business days of a request.

How many associations does Osprey Cove have?

One. The five condominium associations merged into Osprey Cove Master Association, Inc. on January 5, 2011; the five declarations remain.

Who manages Osprey Cove?

The master association's registered agent and address is Guardian Property Management in Naples.

Is Osprey Cove gated?

Yes.

Does Osprey Cove have a CDD?

No. There is no community development district line on the tax notice.

What amenities does Osprey Cove have?

A 5,076 square foot clubhouse on the county roll, with a heated pool and spa, fitness room and social room reported in listings.

Does Osprey Cove have a golf course?

No. The 2001 Estero Golf Resort zoning allowed one, but it was never built.

Is Osprey Cove part of Estero Country Club?

No. Estero Country Club is in The Vines, a separate community next door.

Does Osprey Cove have boat docks?

No. The nearest public launch is at Koreshan State Park, about 8 minutes away.

Can I rent out my Osprey Cove condo?

Rentals occur; the minimum lease term and approval process are in the declarations and rules, which you should read before you buy.

What is the pet policy at Osprey Cove?

Listings report two pets up to 25 pounds; confirm in the current rules.

Is Osprey Cove in a flood zone?

It is in FEMA Zone X, minimal flood hazard, on panel 12071C0579G effective November 17, 2022.

Do I need flood insurance at Osprey Cove?

A federally backed lender does not require it in Zone X; get a Risk Rating 2.0 quote and decide.

What evacuation zone is Osprey Cove in?

Lee County evacuation zone B, storm surge zone 2.

Did Osprey Cove flood in Hurricane Ian?

We found no public report of flooded buildings at Osprey Cove; ask the association for its claim history.

Has Osprey Cove completed its SIRS?

Florida required a structural integrity reserve study for each Terrace building by December 31, 2025; ask for the report and its state filing date.

Do the Veranda buildings need a SIRS?

No. They are two stories, below the three-story threshold.

When is the milestone inspection due at Osprey Cove?

For the four-story buildings, by December 31 of the year they turn 30, about 2036, unless the local official adopted the 25-year option.

What does the master insurance policy cover?

The building as originally built; your interior finishes, appliances, cabinets and water heater are yours to insure under an HO-6 policy.

What are property taxes at Osprey Cove?

The 2026 proposed total is 12.9934 mills; a home with $185,838 of taxable value would owe about $2,415 in ad valorem tax.

Why will my taxes be higher than the seller's?

The seller's homestead cap does not transfer; the county taxes the new owner on just value.

Which fire district serves Osprey Cove?

San Carlos Park Fire District.

Who provides water and sewer?

Lee County Utilities.

What schools serve Osprey Cove?

Lee County zones Q (elementary), GG (middle) and South 2 (high); Three Oaks Elementary is about 5 minutes and Three Oaks Middle about 7, both graded A for 2025-26.

How far is Osprey Cove from the beach?

Bonita Beach Park is about 20 minutes and Lovers Key State Park about 29.

How far is Osprey Cove from the airport?

Southwest Florida International Airport is about 24 minutes free-flow.

What is the nearest hospital?

Lee Health Coconut Point's emergency department, about 9 minutes; Gulf Coast Medical Center, about 14.

Is there a grocery store near Osprey Cove?

The Walmart Supercenter at 19975 S Tamiami Trail is directly behind the community.

Is Osprey Cove an apartment complex?

No. All 328 homes are individually owned condominiums; apartment complexes with the same name exist in other states.

Were some Osprey Cove condos sold as teacher housing?

Yes. In 2006 the Bonita Bay Group bought 60 for a Lee County Homes for Teachers program; have your title agent check any deed restriction on the unit you buy.

What do Osprey Cove unit numbers mean?

The first digit or digits are the building number, not the floor.

How long do I have to cancel after I get the condo documents?

Under section 718.503, if the documents were not delivered in time you may cancel within 7 days, excluding weekends and legal holidays.

Is Osprey Cove better than Breckenridge?

It depends on what you need: Osprey Cove is lower priced, newer and in evacuation zone B at the points we tested; Breckenridge offers three-bedroom homes, bundled golf and a faster resale market.

Who is the best realtor for Osprey Cove?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read Osprey Cove's declarations, merger, tax and MLS records before they price or offer. Call Marc at (239) 287-5873.

Frequently Asked Questions: Seller Edition

Osprey Cove sellers ask what their condo is worth, how fast condos sell, what the sale will cost, what the association and Florida condominium law require, and how to answer a buyer's questions about fees, insurance and the structural integrity reserve study. Each answer below comes from the saved Southwest Florida MLS pull, Florida statutes, the county record or the association's state filings.

Data updated: October 2026 (Southwest Florida MLS, 12 months to September 29, 2026, our analysis).

Who is the best listing agent for Osprey Cove?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price Osprey Cove condos by plan and building against the community's own closings. Start with the Osprey Cove home valuation or call Jesse direct at (239) 898-6072.

What is my Osprey Cove condo worth?

Start from the 14 closings of the last 12 months, median $219,000, range $190,000 to $257,600; plan, building, floor, view and condition move it from there.

What is the median sale price in Osprey Cove?

$219,000 on 14 MLS closings in the 12 months to September 29, 2026.

What is the highest recent Osprey Cove sale?

$257,600, a two-bedroom-plus-den plan that closed in September 2026 after 8 days on market.

How long will it take to sell my Osprey Cove condo?

The 12-month median was 168.5 days on market; a condo priced to the recent closings sells faster.

How close to list price do Osprey Cove condos sell?

A median 90.9 percent of final list price in the last 12 months.

Should I price above the last sale?

Only with a reason the buyer can see, such as a den, a better view or a renovation. List prices that ignore the last 12 months have sat.

Does a den add value?

Over 60 months about $16,000 at the median; in the last 12 months about $7,600.

Is the Veranda garage worth more?

Veranda homes are 24 of 328 and rarely trade; we price them from the closest Veranda and den-plan closings and explain the garage to buyers.

What will it cost me to sell?

At the $219,000 median, documentary stamps are $1,533 and the owner's title policy at the promulgated rate is $1,170, plus the estoppel, closing fee and commission.

Who pays the documentary stamps in Lee County?

The seller customarily pays the deed's documentary stamps and the owner's title policy; the contract controls.

What is an estoppel certificate?

A statement from the association of what is owed on the unit, required under section 718.116(8) and issued within 10 business days of a request.

How much does the estoppel cost?

Up to $299 when the account is current, plus $119 if expedited and $179 more if the account is delinquent: the section 718.116(8) caps of $250, $100 and $150 as adjusted for inflation in 2022 (Florida House analysis, HB 979 (2024)).

What documents must I give the buyer?

The declaration, articles, bylaws, rules, the annual financial statement and budget, the "Frequently Asked Questions and Answers" sheet and, for a Terrace building, the most recent structural integrity reserve study or a statement that none was completed.

What happens if I do not deliver the documents in time?

Under section 718.503 the buyer may cancel within 7 days, excluding weekends and legal holidays, after receiving them.

Does my building's SIRS affect my sale?

Yes for a Terrace building. Buyers, lenders and insurers ask for the study and the reserve schedule; have it ready at listing.

Do Veranda sellers need a SIRS?

No. The two-story Veranda buildings are below the three-story threshold.

Which association do I belong to?

Osprey Cove Master Association, Inc., the only operating corporation since the 2011 merger; your unit is also governed by its building group's declaration.

Do I have to disclose a special assessment?

Yes. Disclose any adopted or proposed special assessment; the estoppel will show adopted ones.

Should I renovate before selling?

Usually only light work. In a 168-day market, price and condition matter most; we compare the closest renovated and original closings with you first.

What is the best time of year to list?

Closings spread across the year; over five years August and October each had 10 Osprey Cove closings and January had 4.

Can I sell with a tenant in place?

Yes in principle; the lease and the association's rules govern showings and the transfer.

Will a buyer's lender approve Osprey Cove?

That depends on the lender's condominium project review; a current budget, insurance declarations and the SIRS shorten it.

Does the elevator certificate matter?

A buyer may ask. On October 17, 2026 the state register showed one Terrace building's certificate as delinquent; ask the manager for the current certificate before listing.

What will the buyer's property tax be?

The buyer is taxed on just value from the next roll; your homestead cap does not transfer.

How many Osprey Cove condos are competing with mine?

Three were active on September 29, 2026.

Do you handle the condominium paperwork?

Yes. We order the estoppel, assemble the resale documents, including the SIRS for a Terrace building, and coordinate any association approval.

Do you sell Osprey Cove condos to out-of-area buyers?

Yes. Most Osprey Cove units are second homes or rentals, so many buyers are out of the area; we market to them and run virtual showings.

How do I start?

Request an Osprey Cove home valuation or call Jesse at (239) 898-6072.

Can you tell me what my neighbor's unit sold for?

We show recent Osprey Cove closings by plan, price and date in our valuation, without unit numbers.

Is now a good time to sell in Osprey Cove?

Prices have reset from the 2023 peak and the market is slow; if you need to sell, price to the last 12 months and prepare the documents early.

Downloadable Documents

These are the original Osprey Cove documents we read, each linked at the office that issues it: the county zoning resolutions, the association's state filings and merger, the state condominium registers, the tax notice and millage book, the school and capital plans and the statutes that govern a condominium resale. Open them to check any figure on this Osprey Cove page against its source.

Sources and Authoritative References

Every source below is cited on this Osprey Cove page or supports a figure on it, and was read on or before October 17, 2026. They are public records, statutes, government pages and issuer documents; the Southwest Florida MLS figures are our own analysis of the saved pull of September 29, 2026.

1. Lee County planned development data sheet DCI2000-00032
2. Resolution Z-01-012
3. Resolution Z-01-012 index
4. ADD2004-00167
5. ADD2004-00127 (Belle Lago lakes)
6. ADD2003-00014 (Belle Lago sales center)
7. Resolution Z-04-048 (big-box amendment)
8. ADD2012-00078 (Walmart MPD amendment)
9. LeePA parcel statistics, Osprey Cove
10. LeePA districts at Osprey Cove
11. LeePA hazard layers at Osprey Cove
12. LeePA zoning layers at Osprey Cove
13. Lee County 2018 spot elevations layer
14. Lee County Property Appraiser
15. 2025 Taxing District Millage Book
16. Lee County Tax Collector
17. Village of Estero FY 2026-27 budget and millage
18. Village of Estero FY 2025-26 budget and millage
19. Osprey Cove Master Association, Inc. (Sunbiz)
20. Articles of Merger, 2011
21. Master association articles, 2005
22. Terrace IV association record (Sunbiz)
23. Veranda I association record (Sunbiz)
24. DBPR licensee search
25. DBPR Terrace I condominium project
26. DBPR Terrace IV condominium project
27. DBPR Veranda I condominium project
28. DBPR elevator certificate, 8451 Kingbird Loop
29. DBPR Bureau of Elevator Safety
30. Lee County Clerk, Terrace I declaration
31. Lee County Clerk, Terrace IV declaration
32. Lee County Clerk, Veranda I declaration
33. Section 718.112, structural integrity reserve study
34. Section 553.899, milestone inspections
35. Section 718.503, resale disclosure
36. Section 718.116, estoppel certificates
37. Section 718.111, insurance and records
38. HB 913 (2025)
39. HB 913 House Commerce analysis
40. DBPR SIRS reporting and database
41. FEMA Map Service Center
42. FEMA Risk Rating 2.0
43. Lee County flood insurance rate maps
44. Lee County 2026/2027 flood map revisions
45. Village of Estero Community Rating System
46. Village of Estero flood FAQ
47. Lee County evacuation zone B sheet
48. AlertLee
49. Lee County Hurricane Milton
50. Florida Office of Insurance Regulation, consumers
51. Florida OIR wind mitigation
52. Citizens Property Insurance
53. My Safe Florida Home FAQ
54. School District of Lee County 2026-27 zones
55. Student Enrollment Plan 2026 to 2027
56. Lee schools transportation optimization
57. FLDOE school grades 2025-26
58. Three Oaks Elementary
59. SchoolSite Locator
60. Lee Health Coconut Point Emergency Department
61. Lee Health Gulf Coast Medical Center
62. Lee Health HealthPark Medical Center
63. OSRM routing table from Osprey Cove
64. Naples Daily News, Homes for Teachers, 2006
65. Spotlight News, Walmart neighbors, 2015
66. The News-Press, Estero Walmart opening, 2015
67. Walmart Supercenter 5347
68. Estero Country Club, The Vines
69. Estero Country Club membership
70. Visit Fort Myers golf media kit
71. City of Fort Myers golf
72. Koreshan State Park hours and fees
73. Lovers Key State Park
74. Lee County boat ramps map
75. Village of Estero Eco-Historic Planning Study
76. Village of Estero Capital Improvement Plan, June 2026
77. EsteroToday, I-75 hearing
78. Cypress Bend utility expansion
79. FWC gopher tortoise
80. Florida Statutes 201.02, documentary stamp tax
81. Florida title insurance rule 69O-186.003
82. Southwest Florida MLS (Matrix)
83. Florida House analysis, HB 979 (2024), estoppel fee caps

Market data from Southwest Florida MLS, pulled September 29, 2026, and Lee County Property Appraiser records read October 17, 2026 (our analysis). Information deemed reliable but not guaranteed. McGreevy and Comisar lead Domain Realty Group. Brokered by Domain Realty.