Pebble Pointe is a 90-home single-family neighborhood inside The Brooks in Estero, built 2015 to 2019 with its own association, and every MLS closing since 2021 listed by month and price. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Pebble Pointe is a single-family neighborhood inside the master-planned community of The Brooks in Estero, Florida. It is the fifth and newest of The Brooks' five separately governed communities: 90 detached homes on the county roll, all built between 2015 and 2019, its own association, and three Southwest Florida MLS closings in the 12 months to September 29, 2026 at a $720,000 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, because search engines blur it. This page covers Pebble Pointe at The Brooks in Estero, Lee County, Florida, mailing ZIP 34135, governed by Pebble Pointe Community Association, Inc. It is not the Pebble Pointe Homeowners Association, Inc. that the state's corporate register lists at an address in Kissimmee, which is a separate 1991 corporation with no tie to this neighborhood. It is not Pebble Pointe Yacht and Tennis Club, an inactive corporation, and it is not the other Florida places that spell the name Pebble Point. One 2014 development report printed it that way, so you will see the variant in old news.
If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Pebble Pointe home costs to buy, what the public record says about carrying it, and which answers only the association can give. Where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Pebble Pointe 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 neighborhood read built from every MLS closing since 2021, the county roll lot by lot, and the state's corporate register.
If you're searching for the best realtor for Pebble Pointe in The Brooks, Estero, whether you're ready to sell your Pebble Pointe 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 Pebble Pointe home from its own recent sales, and with only a handful of sales a year that comparison is something we can show you in the open below.
Recent Pebble Pointe track record (last 12 months): In the last 12 months Pebble Pointe has seen 3 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $720,000 (n = 3, a small sample), a range of $659,900 to $770,000, $2,149,900 in total volume, a median of 115 days on market and a median sold-to-list ratio of 93.8%. The highest-priced resale in that window was $770,000 for a three-bedroom-plus-den, 2,305 square foot home in April 2026. Domain Realty, our brokerage, closed 3,521 transaction sides across Southwest Florida in the 60 months to October 5, 2026, $2.05 billion in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
In the last 12 months we tracked every one of the 3 Pebble Pointe closings in the Southwest Florida MLS, and we tracked all 18 closings the MLS has recorded here since December 2021 (17 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 Pebble Pointe sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the marketing has to explain why a 2015 to 2019 home on a small gated lane is worth more than the older Brooks product around it, and the paperwork has to be ready early: the association's estoppel through its management company and the governing documents a Chapter 720 buyer is entitled to see.
For Pebble Pointe buyers: the first question is price, because the same three-bedroom floor plan family closed at $965,000 in October 2023 and at $659,900 in July 2026. The second is the carry, because the association's dues are not published. The third is flood, because the federal flood map draws the whole neighborhood inside one special flood hazard polygon, and 24 lots have a FEMA map-change determination on file.
Honors and recognition:
Selling your Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Pebble Pointe means a detached single-family home of about 2,300 square feet on a small lane off Coconut Road, built between 2015 and 2019, with its own association, its own price story, and the address of The Brooks without the older Brooks club or condominium layers around it.
Pebble Pointe is a 90-lot single-family neighborhood on a roughly 38-acre parcel at the far eastern end of Coconut Road, inside the Village of Estero. The Lee County 2026 tax roll carries 90 residential parcels, all single-family use, plus four common-area parcels. Homes run from 1,850 to 3,440 heated square feet with a median of 2,307. The Village of Estero's records and the county roll agree on 90; an earlier development report said 91 sites.
The Brooks is an umbrella of five separately governed communities rather than one association. Shadow Wood, Copperleaf, Spring Run and Lighthouse Bay came first, between 1998 and the mid-2000s. Pebble Pointe came a decade later. That timing is the whole story of this page: it is the only Brooks community built after 2014, and the only one where every house is under 12 years old.
The public record supports three uses: a full-time home for a household that wants newer construction, a seasonal home, and a rental. The Matrix rental pull we ran for The Brooks on June 10, 2026 recorded one Pebble Pointe seasonal lease at $9,000, which is a single lease and only a data point. We describe the property, not the people who own or rent it.
Pebble Pointe has two streets, Coconut Road and Pebble Pointe Lane, and the roll splits the homes 51 on Coconut Road and 39 on the lane. Coconut Road is the road the neighborhood is entered from. We describe the setting from public records, not from a visit log.
Five things buyers sometimes assume. No golf: there is no golf course in Pebble Pointe, unlike Copperleaf and Spring Run. No condominium layer: every parcel is a detached home. No published fee sheet: the association does not post its dues where the public can read them. No new construction from the builder: the last home was finished in 2019, and every sale now is a resale. No 55-plus restriction that we found: we found no age-restricted declaration for it.
Selling your Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Pebble Pointe homes closed 17 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $915,000 median and 48 median days on market, the first window that reaches 10 closings. In the last 12 months, only 3 closed, at a $720,000 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; 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 a sale entered after closing (SDE) is listed but excluded from every median. Sold-to-list means sold price over final list price, and the per-square-foot figure is the median of per-sale values.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 3 (small sample) | $720,000 | $334.06 | 115 | 93.8% |
24 months | 7 (small sample) | $770,000 | $389.98 | 66 | 95.4% |
36 months | 8 (small sample) | $860,000 (mean of $770,000 and $950,000) | $396.34 | 57 | 95.8% |
60 months, first window with 10+ | 17 | $915,000 | $395.35 | 48 | 97.0% |
The 60-month window totals $14,581,400 in volume, with prices from $659,900 to $965,000, days on market from 2 to 258 (mean 52.1) and a mean of the per-sale sold-to-list ratios of 97.1%. Fourteen of the 17 sold below the final list price, one sold at it and two sold above it.
Seventeen closings is enough for a median, but a neighborhood this small is read sale by sale. Here is each one, by month, price, bedrooms and area only. "3+Den" is how the MLS records three bedrooms plus a den.
Closed | Bedrooms and baths | MLS living area (sq ft) | Final list price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Jul 2026 | 3+Den / 3 bath | 2,367 | $699,000 | $659,900 | 94.4% | 115 |
Apr 2026 | 3+Den / 3 bath | 2,305 | $835,000 | $770,000 | 92.2% | 258 |
Jan 2026 | 2+Den / 2 bath, 1 half | 2,099 | $767,900 | $720,000 | 93.8% | 66 |
Sep 2025 | 2+Den / 2 bath | 1,850 | $759,900 | $745,000 | 98.0% | 68 |
Jun 2025 | 3+Den / 3 bath | 2,334 | $988,000 | $950,000 | 96.2% | 13 |
Mar 2025 | 3+Den / 3 bath | 2,436 | $995,900 | $950,000 | 95.4% | 48 |
Dec 2024 | 3+Den / 3 bath | 2,339 | $995,990 | $960,000 | 96.4% | 48 |
Oct 2023 | 3+Den / 3 bath | 2,353 | $995,000 | $965,000 | 97.0% | 10 |
Aug 2023 | 3 / 3 bath | 2,334 | $984,000 | $950,000 | 96.5% | 49 |
Aug 2023 | 3+Den / 3 bath | 2,307 | $949,900 | $939,000 | 98.9% | 38 |
May 2023 | 3+Den / 3 bath, 1 half | 2,139 | $949,999 | $915,000 | 96.3% | 28 |
Apr 2023 | 2+Den / 2 bath, 1 half | 2,139 | $948,000 | $920,000 | 97.0% | 60 |
Feb 2023 | 3+Den / 3 bath, 1 half | 2,139 | $825,000 | $810,000 | 98.2% | 53 |
Feb 2023 | 3+Den / 3 bath | 2,368 | $950,000 | $935,000 | 98.4% | 22 |
Aug 2022 | 3+Den / 3 bath, 1 half | 2,150 | $850,000 | $850,000 | 100.0% | 2 |
Jan 2022 | 3+Den / 3 bath | 2,371 | $769,000 | $780,500 | 101.5% | 4 |
Dec 2021 | 2+Den / 2 bath, 1 half | 2,099 | $759,000 | $762,000 | 100.4% | 3 |
One further transaction, in September 2025, was entered in the MLS after closing at $950,000 for a 3+Den, 2,338 square foot home. It was not marketed through the MLS, has no days on market, and is excluded from every median on this page.
In the last 12 months we tracked 3 closings: $659,900 in July 2026, $770,000 in April 2026 and $720,000 in January 2026. The median is $720,000, the mean is $716,633, and days on market were 115, 258 and 66. All three sold below their final list prices, by $39,100, $65,000 and $47,900. Three is a small sample, so the median describes three sales and is not a forecast.
The 36-month median ($860,000, n = 8) and the 60-month median ($915,000, n = 17) sit far above the 12-month figure because the older sales closed at the 2023 peak. Seven of the 17 sales closed in 2023, at $810,000 to $965,000, and the two 2022 sales and the December 2021 sale closed at or above list within 4 days. Read the longer windows as history and the 12-month window as today.
The mix of homes matters as much as the calendar. Thirteen of the 17 marketed sales were three-bedroom homes (12 of them marketed as 3+Den) at a $935,000 median. Four were 2+Den homes, at $762,000, $920,000, $745,000 and $720,000, a $753,500 median (mean of $745,000 and $762,000, n = 4, a small sample). Of the four three-bedroom sales since January 2025, two closed at $950,000 and two at $770,000 and $659,900.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (December only) | 1 (small sample) | $762,000 | $762,000 | 3 | 100.4% |
2022 | 2 (small sample) | $815,250 (mean of $780,500 and $850,000) | $780,500 to $850,000 | 3 | 100.7% |
2023 | 7 (small sample) | $935,000 | $810,000 to $965,000 | 38 | 97.0% |
2024 | 1 (small sample) | $960,000 | $960,000 | 48 | 96.4% |
2025 | 3 (small sample) | $950,000 | $745,000 to $950,000 | 48 | 96.2% |
2026 to September 29 | 3 (small sample) | $720,000 | $659,900 to $770,000 | 115 | 93.8% |
The pattern is a fast, above-list 2022, a 2023 peak with seven sales, a near-silent 2024, a 2025 that still held $950,000 on its two larger homes, and a slower, lower 2026. The 2026 median days on market of 115 compares with 3 for the December 2021 and 2022 sales.
On September 29, 2026 the MLS showed one Pebble Pointe active: a 3+Den, 3-bath, 2,353 square foot home listed at $859,000 after 52 days on market. That is $365 per square foot on the asking price, $199,100 (30.2 percent) above the July 2026 closing of a 3+Den, 2,367 square foot home at $659,900, and $106,000 below the October 2023 closing of a 2,353 square foot home at $965,000. One active against 3 closings a year is 4.0 months of supply (our arithmetic), a figure that says how few homes trade, not how quickly they sell.
Very, lately. Across the six closings since March 2025, the sale price ran 92.2 percent to 98.0 percent of the final list price, with a median of 94.9 percent (n = 6, even, mean of 94.4 percent and 95.4 percent). Across the seven closings in 2023 it ran 96.3 percent to 98.9 percent. A buyer who understands that a Pebble Pointe ask is a starting point, and a seller who prices to the last three closings rather than the 2023 ones, both close faster.
Pebble Pointe's county record shows 133 qualified recorded sales across 90 homes since 2015: every home's first sale between 2015 and 2019, then 43 resales, with yearly medians rising from about $500,000 for the first owners to $950,000 in 2025 and falling to $720,000 in 2026. This is the long view behind the MLS window.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The county's qualified sales cover more years than the MLS, and they include homes sold privately or by the builder. 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) | 3 | $720,000 |
2025 | 4 | $950,000 |
2024 | 1 | $960,000 |
2023 | 7 | $935,000 |
2022 | 2 | $815,250 |
2021 | 13 | $639,999 |
2020 | 6 | $525,000 |
2019 | 20 | $490,000 |
2018 | 15 | $524,900 |
2017 | 21 | $502,150 |
2016 | 18 | $525,454 |
2015 | 23 | $501,216 |
Since September 29, 2025 the county file shows 4 qualified sales at a median of $745,000 (the mean of $720,000 and $770,000), which includes the $950,000 sale the MLS records as entered after closing. The 2021 median of $639,999 sits 28 percent above 2015's $501,216, 2023's $935,000 sits 87 percent above it, and 2026's $720,000 sits 24 percent below 2025's $950,000. Small counts move medians, so we describe direction, not a precise rate.
The county file gives every one of the 90 homes a first qualified sale between 2015 and 2019: 23, 18, 20, 13 and 16 homes in those years. The file does not label the seller, so our reading is that a home's first recorded sale is the builder's sale to its first owner. On that reading the first sales had a median of $505,000, from $355,600 to $662,226. The 43 later sales, all resales, had a median of $659,900 (n = 43), from $457,000 to $965,000. By period, resales ran 7 sales at a $545,000 median in 2017 to 2019, 19 at $620,000 in 2020 and 2021, 9 at $920,000 in 2022 and 2023, and 8 at $860,000 from 2024 to July 2026.
Of the 90 homes, 51 have one qualified sale on file, 35 have two and 4 have three. So 39 of the 90 homes, 43 percent, have resold at least once (43 resales in all), and 51 have not been sold since the first owner bought. Resales peaked in 2021 with 13, then fell to 2 in 2022 and 1 in 2024. In a neighborhood of 90, one or two sales a year is normal, and a year with 13 was the exception.
Every one of the seven resales since January 2025 closed above the same home's previous recorded price, by 21 to 83 percent. That is the gap between the 2015 to 2019 builder prices of $355,600 to $662,226 and today's market. It is also why a Pebble Pointe seller in 2026 can be pricing well above what they paid and still sell below what a neighbor took in 2023.
This is a public-record sale, and it is the most recent Pebble Pointe closing. A 3+Den, 3-bath, 2,367 square foot home closed in July 2026 at $659,900 after 115 days on market, against a final list of $699,000. Four facts stand out. It is the lowest price in the 60-month MLS record. It closed at 94.4 percent of final list, below the 97.0 percent 60-month median. It is $279 per MLS square foot against $410 for a nearly identical 2,353 square foot home that closed in October 2023 at $965,000. And it sits $110,100 below the April 2026 closing of a 2,305 square foot home at $770,000, which had taken 258 days.
For the buyer, that price carried costs it does not show: the association's dues, any one-time capital charge at closing that the association levies, an owner's homeowners policy, flood insurance if the lender requires it, and Lee County property tax. We cover each below and say which ones the public record cannot price.
The recorded history has three phases: builder-era prices around $500,000 from 2015 to 2019, a run-up through 2021 and 2023 to a $935,000 to $960,000 plateau, and a 2026 reset to the $660,000 to $770,000 band. A buyer reading only the plateau overpays, and a seller anchoring to it waits.
Pebble Pointe at The Brooks has 90 homes on the county roll, an association whose dues are not published, and on September 29, 2026 exactly one home for sale, asking $859,000 after 52 days. In a neighborhood where three homes closed in 12 months at a $720,000 median, the seller who prices to the last three closings and has the association paperwork ready is the one who closes.
Selling a Pebble Pointe home in The Brooks? Get a free Pebble Pointe home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in The Brooks and see what a Brooks home is worth.
Buying at Pebble Pointe? Call Marc at (239) 287-5873, start with our Brooks buyer's guide, or read how we represent buyers.
See what your Pebble Pointe at The Brooks home is worth today.
Pebble Pointe began as a roughly 38-acre parcel at the far eastern end of Coconut Road, was approved in 2014 for 90 homes, gained its own association on August 19, 2014, and was built out between 2015 and 2019, a decade after the four original Brooks communities and under a different builder record.
The Estero Development Report for December 2013 describes a 38.05-acre "martini glass" parcel on the far eastern portion of Coconut Road that had recently sold by Oakbrook Properties to developer Taylor Morrison, for a neighborhood then called Pebble Point at The Brooks with 91 single-family home sites. The county's sales file carries a single $5,000,000 recorded transfer in 2013 against all 90 lots, flagged as not qualified, or about $55,600 a lot on a straight division. The file does not name the parties, so we note the match in timing and do not state it as the same sale.
A Village of Estero clerk record, a hearing examiner's recommendation on a later Brooks development case, states that in 2014 an Administrative Final Zoning Plan Approval was approved for Pebble Pointe by Taylor Morrison for 90 dwelling units. That is the primary source for the builder and for the count of 90. Builder attributions on brokerage web pages are not sources, and where a claim rests only on them we leave it out.
The Florida Division of Corporations lists Pebble Pointe Community Association, Inc. as a not-for-profit corporation filed August 19, 2014 and active. It filed amendments on January 12, 2018 and May 1, 2018, then amended and restated its articles on March 20, 2024, and its latest annual report is dated April 16, 2026. Its principal address is in care of RealManage in Bonita Springs, its mailing address is a RealManage address in Dallas, Texas, and its registered agent is Corporation Service Company.
The county roll's year-built field runs from 2015 to 2019 across the 90 homes: 24 in 2015, 18 in 2016, 23 in 2017, 13 in 2018 and 12 in 2019, with a median of 2017. The April 2017 Estero Development Report lists Pebble Pointe, with Tidewater and Estero Place, among the developments for which permits were issued.
The Brooks itself was developed by Bonita Bay Group, and our hub guide treats Shadow Wood, Copperleaf, Spring Run and Lighthouse Bay as the original communities. Pebble Pointe came later, through the separate 2014 Village approval described above. We have not read the underlying development-order amendment and do not say how its 90 homes were counted against the larger development. What we can say is that Pebble Pointe has its own corporation, its own manager and its own MLS development label, which is why the roster treats it as separately governed. Read The Brooks guide for the four original communities.
A Pebble Pointe home is a detached single-family house of about 2,300 heated square feet, built between 2015 and 2019, with 68 of the 90 homes at three bedrooms, 21 at two bedrooms and one at four, and the county roll showing only a handful of distinct plan sizes.
The 2026 county roll lets us group the 90 homes by heated area, which is the closest public proxy for floor plan. Thirteen homes sit at 2,099 to 2,100 square feet, eight at 2,139, eleven at 2,334, eight at 2,307 and five at 2,398, with the rest spread through the range and one custom-sized home at 3,440. The smallest is 1,850 square feet. We do not assign plan names, because the builder's plan names are not in any public record we cite.
The MLS calls most of these homes "3+Den" or "2+Den", meaning a den or flex room is counted apart from the bedrooms. Of the 17 marketed MLS closings in 60 months, 13 were three-bedroom homes at a median of $935,000 and 4 were two-plus-den homes at $753,500. The roll counts bedrooms only, so its 68 three-bedroom and 21 two-bedroom homes will not line up one for one with MLS labels.
The 90 homes were built in five consecutive years: 24 in 2015, 18 in 2016, 23 in 2017, 13 in 2018 and 12 in 2019. That makes the oldest home about eleven years old and the newest about seven. A roof, air handler and water heater of that age are typically still in their first life, but the age of any one component is a matter for the seller's records and a home inspection, not for a neighborhood table.
The roll places 51 homes on Coconut Road and 39 on Pebble Pointe Lane. The MLS does not record a lot-position field, so we cannot say whether a lake, preserve or road view moves price here, and we do not claim it does. Ask us to compare two specific homes and we will show the closings by size.
One parcel carries 3,440 heated square feet, about 1,100 above the median. It is a single record, so it has no comparable in this neighborhood and no closing in the MLS window. Any owner or buyer of an outlier home should expect pricing to lean on Estero-wide comparables, not on Pebble Pointe's own numbers.
Pebble Pointe's public record shows four common-area parcels, one association website and no amenity list of its own; what lies beyond that, including any Commons Club membership, is not stated in a public record we could read, so buyers should ask the association and the club in writing before relying on it.
Beyond the 90 lots, the county roll carries four common-area parcels for Pebble Pointe. Those are tracts, not amenities: the roll does not say whether they hold a gate, entry feature, lake, drainage or open space. The association's website, hosted on AtHomeNet, posts an alteration application for architectural review, but its resource center, board and directory sit behind a sign-in. So the public amenity list is short, and we will not inflate it.
The Commons Club is The Brooks' member-owned, not-for-profit club, about 2,300 families by our hub research. Its own site says its three membership tiers are for "residents living within The Brooks communities" and that Gold is reserved for residents of The Brooks. It does not name the communities, and it does not name Pebble Pointe. Our hub guide records Bronze at a $1,000 equity and $490.17 in 2025 dues, Silver at $6,000 and $1,831.00, and Gold at $12,000 and $2,385.18. Whether a Pebble Pointe owner may join, must join or is outside the club is a question for the club, at (239) 949-3800, and the answer should be in writing. See the Commons Club membership plans.
The club's own Beach Club page states a cap of 1,575 Beach Club memberships. If Pebble Pointe owners are eligible, that cap is the number that decides whether an offer to join is available, so it belongs on any buyer's question list. We publish no waiting-list length because none is public.
Pebble Pointe has no golf course inside it. Copperleaf and Spring Run are the Brooks communities with golf in their records, and we do not tell a Pebble Pointe buyer that a golf membership comes with the house. A buyer who wants golf should price it as a separate club decision.
Coconut Point shopping and Lee County's Bonita Beach park are the two destinations our sources name for this part of Estero. We give no minute counts, because no drive time is measured from a Pebble Pointe address in any record we cite.
Pebble Pointe's association dues are not published in any public record we could read, so this page states no monthly or quarterly figure. The state record shows a not-for-profit corporation managed through RealManage, and a Florida estoppel certificate, issued within 10 business days, gives the exact amount for one home.
The MLS pull we use has no association-fee field, the association's website posts no dues, and the Lee County tax roll does not include them. A number from a brokerage web page is not a source, and quoting one here would be a guess presented as a fact. Sellers know their figure from their coupon or portal; buyers get it from the listing sheet and the estoppel.
The Florida Division of Corporations lists Pebble Pointe Community Association, Inc. as document N14000007753, a not-for-profit filed August 19, 2014 and active. Its principal address is in care of RealManage in Bonita Springs. That is a fact about where paperwork goes, not about what dues are.
Ask the listing agent for the current dues, any special assessment, and the resale package. Then, before closing, the estoppel certificate states the regular assessment, its billing period, any amount owed and any pending special assessment for that specific home. Section 720.30851 sets the process and the fee cap.
Many Florida HOAs charge a buyer a one-time capital contribution at closing. We found no public statement of one for Pebble Pointe. Ask for it in writing before you make an offer, because a fee of that kind is cash to close, not part of the price.
A Pebble Pointe owner's yearly cost has up to five layers: association dues, a possible community development district line, a possible Commons Club membership, Lee County property taxes and insurance. This page can quantify the county and insurance rules but not the dues, and it flags each unverified layer plainly.
Unpublished. See the section above. Regular assessments are a lien on the home under Chapter 720, and a new owner can be liable with the prior owner for unpaid amounts, which is the reason the estoppel matters.
The Brooks of Bonita Springs Community Development Districts adopted their fiscal year 2027 budgets, and the operations-and-maintenance assessment in that document is $1,017.25 per unit, with Brooks I at 2,382 units and Brooks II at 1,240. The budget document does not mention Pebble Pointe. We could not verify whether a Pebble Pointe tax bill carries a CDD line. The way to know is to read the tax bill's non-ad valorem section, or ask the district; do not assume either answer.
Possible, unverified, and priced in the amenities section above. Treat it as unknown until the club confirms in writing.
The Lee County Tax Collector bills annually. The Property Appraiser sets the assessed value, and a homestead-exempt owner's assessed value is capped from rising more than 3 percent a year or the inflation rate, whichever is lower, under Section 193.155. A buyer's first bill will reset the assessment to the purchase price, so a seller's bill is a poor guide to a buyer's. Section 689.261 calls for a property tax disclosure summary in residential sales.
Wind, flood and liability are separate policies or endorsements. The flood section below explains why flood is a live question here, and Section 627.0629 requires insurers' rate filings to reflect credits for verified wind-mitigation features, which a 2015 to 2019 home can document with the state's inspection form.
Take a $720,000 sale, the 12-month median (n = 3, small sample). The seller pays documentary stamps on the deed at $0.70 per $100, or $5,040, and by Lee County custom the owner's title policy, which at $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 above works out to $3,675. The contract controls who pays what, and this example excludes the seller's commission, association estoppel, and any repairs.
Selling your Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Pebble Pointe's covenants live in a recorded declaration that we have not read, so this page reports what the public record proves: an active Chapter 720 association, an online alteration application for architectural review, and Florida statutes that set floors under whatever the declaration says. The document itself controls, and buyers should read it before making an offer.
A declaration for a 2014 neighborhood is filed in the Lee County Clerk's official records, and the association's restated articles of March 20, 2024 are filed with the state. The Clerk's official records search is an interactive form, so we did not pull the declaration and do not quote it. A title company or the association's manager can deliver a copy in a resale package.
The association's AtHomeNet page carries an alteration application for architectural review. That confirms an approval step exists before exterior changes. It does not tell us the standards, the fee or the turnaround, so treat any exterior plan, from paint to a pool to a screen enclosure, as needing written approval before a permit application to the Village.
Section 720.3075 limits what association documents may prohibit, and Section 163.04 bars a covenant from prohibiting solar collectors, subject to the reasonable placement conditions it allows. Section 720.304 protects the display of the U.S. flag, and Section 720.305 governs fines, which need notice and a hearing before a committee of members. Those floors apply to Pebble Pointe whatever its declaration says.
Under Section 720.305 an association may fine for a violation only after notice and an opportunity for a hearing. Section 720.311 provides pre-suit mediation for covered disputes, and the state's Division of Condominiums, Timeshares, and Mobile Homes offers a complaint and arbitration route for certain HOA disputes. Ask the association for its rules and violation history in the resale package.
Section 720.401 requires that a prospective purchaser receive the association disclosure summary, with a cancellation right that runs three days from receipt. The buyer's agent should confirm that the summary, the declaration, the budget and the rules are all in hand and dated.
Pebble Pointe is not described as a 55-plus community in any public record we found. The Lee County roll, the Village approval and the state association record do not mention an age restriction. The declaration is the controlling document, and we have not read it.
We looked at the state corporation record, the Village of Estero approval and the county roll. None uses age-restricted language. We treat that as the absence of evidence, and we do not say no restriction exists.
An age-restricted community under the federal housing-for-older-persons rules has its own rules for who can buy and live in a home, and it narrows the resale buyer pool. If the recorded declaration is silent, the buyer pool is the general market. We describe property, not people, and this answer is a statement of a legal status only.
Ask the association's manager to state in writing whether the declaration contains an age restriction and, if so, the percentage of occupancy it requires.
Pebble Pointe's rental rules are not public, so whether an owner may lease a home, for how long and how often is a question for the recorded declaration, which we have not read. The only rental data we hold is one seasonal lease at $9,000 in a June 10, 2026 Matrix pull, a sample of one.
The Matrix pull for The Brooks on June 10, 2026 recorded one Pebble Pointe seasonal lease at $9,000, with an ask of $9,000 in season and $4,200 off-season. One lease says a home can be rented; it says nothing about how many are allowed or what minimum term applies.
Leasing limits, minimum terms, tenant approval and registration fees live in the declaration and the rules. Some associations also require a lease copy and a fee. Ask for them in writing, and ask whether a rule was amended after the March 2024 restated articles.
Section 509.032 covers the state's role in regulating vacation rentals. A private declaration is a separate layer, so a state-licensed vacation rental is not automatically permitted by an HOA. A buyer planning short stays should get the answer in writing before offering.
An investor's exit depends on the same rules as the buyer's use. If leasing is restricted, the resale pool narrows to owner-occupants, which is a pricing question we can help with from the closings above.
Pebble Pointe's pet limits, if any, are set by the association's declaration and rules, which we have not read, and no public record states a count, weight or breed rule. Federal fair housing rules on assistance animals apply regardless of any association pet policy.
The state record, the county roll and the association's public page state no pet policy. Assume nothing. Ask for the pet section of the rules and any registration requirement before closing.
HUD's guidance treats a service animal or an emotional support animal as an accommodation request under the Fair Housing Act, not as a pet. An association may ask for documentation of the disability-related need in some cases, and it may not charge a pet fee for a valid accommodation.
How many pets, what size, whether leashing and waste rules exist, whether there are fines and whether the neighborhood's common tracts permit dogs. Written answers beat verbal ones.
Pebble Pointe sits entirely inside a FEMA special flood hazard area: the National Flood Hazard Layer returned Zone AH, the one-percent-annual-chance flood zone, at four points we tested across both streets. Federally backed mortgages require flood insurance in that zone, and a 2016 FEMA map-change case covers 24 lots.
We queried the FEMA National Flood Hazard Layer at four addresses, two on Pebble Pointe Lane and two on Coconut Road. All four fall in the same Zone AH polygon, with no base flood elevation shown in that polygon. The polygon's outline spans the whole neighborhood. Neighboring AH polygons carry base flood elevations of 15.5 feet and, in places, 15.0 feet. Your own address should be checked on the FEMA Map Service Center, and we publish no home numbers.
FEMA defines Zone AH as the area with a one-percent-annual-chance shallow flooding, a special flood hazard area, and it says mandatory flood insurance purchase applies there for federally backed loans. That does not mean a house floods every year; it means the flood-insurance requirement applies to the mortgage.
Lee County's November 16, 2022 revalidation letter lists one FEMA map-change case issued September 21, 2016 for Pebble Pointe lots on Pebble Pointe Lane and Coconut Road, 24 lots in all, on flood panel 12071C0594G. The outcome is in FEMA's original determination, which we have not read. If you are buying one of those lots, ask the seller for the FEMA determination letter and the elevation certificate, because a map change can alter the insurance requirement for that lot.
The U.S. Geological Survey's elevation service put the ground at four Pebble Pointe points between 15.6 and 16.8 feet. That is ground level, not the lowest floor of a house, and only an elevation certificate states the finished-floor height that insurers rate on. The comparison to a 15.5-foot neighboring base flood elevation is context, not a rating.
The county's letter says new flood insurance rate map panels were issued November 17, 2022, while the federal layer's panel record shows a 2018 effective date. We use the county's date and advise buyers to confirm the effective panel on the FEMA Map Service Center before closing.
Hurricane Ian in 2022 and Hurricane Milton in 2024 each led Lee County to order evacuations. The National Hurricane Center's reports on both are in our sources. Which Lee County evacuation zone applies to Pebble Pointe is a lookup by address on the county emergency management site, and we do not state the zone letter here.
Section 627.7011 sets rules for replacement-cost coverage, and the state's wind-mitigation verification form, OIR-B1-1802, is how a home's roof shape, roof-to-wall connection and opening protection are documented for credits. Homes built from 2015 to 2019 are newer than the older Brooks stock, and the form is where that shows up in a premium.
The elevation certificate, the flood insurance declarations page, the last four years of claims, the wind-mitigation report, and any FEMA map-change letter. Get an insurance quote before you waive an inspection contingency, not after.
Selling your Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Pebble Pointe is governed by Florida's Homeowners' Association Act, Chapter 720, because its association is a not-for-profit corporation managing single-family lots. That law gives owners access to records, a cap on estoppel fees, lien rules for unpaid assessments, election and meeting rules and a dispute process, whatever the recorded declaration adds.
Section 720.303 gives members the right to inspect and copy the association's official records, and it requires the association to make them available within a set number of business days after a written request. Buyers usually get the budget and governing documents through the resale package, but a member can ask directly.
Section 720.3085 makes assessments a lien on the home and makes a new owner jointly liable with the prior owner for unpaid assessments that came due before the transfer. That is why the estoppel certificate, which states what is owed, is a closing document and not a formality.
Section 720.30851 sets the estoppel process and caps the fee; the current base cap is $299. In Lee County the seller customarily pays for it, and the contract controls. A certificate is due within 10 business days of a request, so order it when the contract is signed, not the week before closing.
Section 720.306 governs meetings of members, notice and voting, including how board elections work. It is the section to read if you want to serve on the board or contest an election.
Section 720.305 lets an association fine and suspend use rights only after notice and a hearing before a committee of members, and it sets limits on the amounts. Fines can become liens if unpaid, so a violation history is worth asking about.
Section 720.311 provides for pre-suit mediation of covered disputes, and the state's Division of Condominiums, Timeshares, and Mobile Homes handles complaints and arbitration for certain matters. It is a cheaper first step than a lawsuit.
Chapter 190 governs community development districts, which levy their own assessments on the tax bill. If a district covers Pebble Pointe, that charge is separate from HOA dues. The Brooks of Bonita Springs CDD filing page on the state Auditor General's site lists the district; we could not confirm from a public record that it covers Pebble Pointe.
A Pebble Pointe home's yearly tax comes from the Lee County Tax Collector's bill, which combines ad valorem taxes with any special-district charges. The Property Appraiser assesses, a homestead owner is protected by a 3 percent cap on assessment growth, and a seller pays documentary stamps on the deed at $0.70 per $100.
The Property Appraiser's site shows a parcel's assessed value, exemptions and sales history, and the Tax Collector posts the bill. We do not publish parcel numbers or owner names on this page. A buyer should read the non-ad valorem section of the current bill for any CDD line.
Under Section 193.155, once a home has homestead status its assessed value may not rise more than 3 percent a year or the inflation rate, whichever is lower. The cap ends with a sale, so a buyer's first bill is based on the price paid and can be far above the seller's. The state Department of Revenue's taxpayer page explains portability and exemptions.
Section 201.02 imposes documentary stamp tax on deeds. In Lee County the seller customarily pays doc stamps at $0.70 per $100 and the owner's title policy, though the contract controls. On a $915,000 sale, the 60-month median (n = 17), that is $6,405 in stamps.
IRS Topic 701 and Publication 523 explain the home-sale exclusion. We do not give tax advice, and a seller's own adviser should confirm the numbers.
Lee County assigns schools through a choice-zone system, so the school a Pebble Pointe child attends depends on the family's choice and the zone the address is in. The Village of Estero lists Pinewoods Elementary, Three Oaks Middle and Estero High among the public schools serving the area, and buyers should confirm by address with the district.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle at 18500 Three Oaks Parkway, and Estero High at 21900 River Ranch Road. Those are school addresses, not home addresses.
The School District of Lee County assigns by choice zone rather than a fixed attendance boundary. Our hub guide records zones Q and GG and the South zone for The Brooks. We did not confirm Pebble Pointe's zone, so ask the district before you rely on any school.
We publish no school grade or rating, because ratings change and are not a property fact. Look at the state's school report card and visit.
Permits for Pebble Pointe exterior work are issued by the Village of Estero's Community Development department at 9401 Corkscrew Palms Circle, phone 239.221.5036, but only after the association approves an alteration. A buyer can read a home's recorded permit history and confirm that any addition was closed out.
The Village of Estero incorporated on December 31, 2014, and its permits page lists the department, address and phone number above.
An alteration application is the association's gate. The Village does not check covenants, so approval from the association and a permit from the Village are separate requirements.
Ask the seller for permits on a pool, screen enclosure, roof, air conditioner, impact windows and generator, and for the closed-out inspection. An open permit can become the buyer's problem at closing.
The project that matters most to Pebble Pointe's part of Estero in our sources is the I-75 widening, which the Engage Estero page updated September 10, 2026 says could affect several Brooks communities; it lists Shadow Wood, Copperleaf and Lighthouse Bay and does not list Pebble Pointe. Local traffic on Coconut Road has been studied by the Village.
Engage Estero's I-75 page describes the widening in greater Estero and names the Brooks communities that could be affected. Pebble Pointe is not among the three it lists. We report the page's list and make no claim about noise or taxes from the project.
The Village of Estero published a Coconut Road Traffic Study dated June 2016, available as a PDF in our sources. It predates most of Pebble Pointe's occupancy, so read it for the road's design, not for current counts.
Our hub guide tracks the Town Center apartments, Woodfield, Saltleaf and Coconut Point items. We describe them on the hub and do not repeat their status here, because approvals change.
The Village's Community Development pages, the Florida Department of Transportation's SWFL Roads page and Lee County's planning pages post project notices. The Estero Development Report, a local newsletter, has covered Pebble Pointe since 2013.
Pebble Pointe's daily logistics rest on Coconut Road, The Brooks' gated network and Estero's medical and shopping centers. We give no drive times because none is measured from a Pebble Pointe address in a source we cite; we do name the hospitals and urgent care the Village of Estero lists.
The Village of Estero lists Lee Health Coconut Point, whose emergency room is at 23450 Via Coconut Point, and Bonita Health Center, an urgent care at 3501 Health Center Boulevard in ZIP 34135. It also names Gulf Coast Medical Center and NCH North Naples among the region's hospitals.
Coconut Point is the large shopping center named in our sources. Florida Gulf Coast University is in our sources as the region's public university. We give no distances without a measured route.
Pebble Pointe has a Bonita Springs mailing city and ZIP 34135 but lies inside the Village of Estero, which incorporated December 31, 2014. Permits, zoning and code enforcement go through the Village, not the City of Bonita Springs.
Pebble Pointe is the smallest and newest of the six Brooks villages we have benchmarked: 90 homes against 120 to 1,477 elsewhere, built 2015 to 2019 against 2000 to 2004, and 3 MLS closings in 12 months against 11 to 70. Its $720,000 median in that window rests on three sales and is a small sample.
The Brooks is an umbrella of five separately governed communities: Shadow Wood, Copperleaf, Spring Run, Lighthouse Bay and Pebble Pointe. The county roll counts 3,638 dwellings across them, against 3,643 stated in the community's own materials. Read the Brooks hub guide for the shared history, the two CDDs and the Commons Club.
Every figure below is drawn from the same two sources: the Lee County 2026 roll for units and year built, and the Southwest Florida MLS (Matrix, pulled September 29, 2026) for the 12 months of closings ending that day.
Village | Units on roll | Regime | Median year built | 12-month MLS closings | 12-month median |
|---|---|---|---|---|---|
1,477 | Chapter 720 | 2002 | 70 | $940,000 | |
570 | Chapter 720, with condominium recreation associations for carriage homes | 2001 | 23 | $750,000 | |
847 | Mixed Chapter 720 and 718 | 2000 | 35 | $350,000 | |
654 | Chapter 718 | 2002 | 32 | $356,000 | |
Pebble Pointe | 90 | Chapter 720 | 2017 | 3 (small sample) | $720,000 |
120 | Chapter 718 recreation association | 2001 to 2002 | 11 | $325,000 |
Pebble Pointe's $720,000 median sits just below Copperleaf's $750,000 and well below Shadow Wood's $940,000, but on three sales it cannot be ranked. The three lowest medians, Spring Run, Lighthouse Bay and Winding Stream, are about half of Pebble Pointe's, which reflects house against condominium, age and size as much as location. Shadow Wood and Copperleaf, the two Chapter 720 villages, are the closer comparison for a buyer who wants a house.
It is the only village built after 2004 and, at 90 units, the smallest of the six. The trade-off is depth: with 3 closings a year, a buyer has little to compare and a seller has few comparables.
All six carry a Brooks address and sit inside the master-planned area, but each has its own association, and the Commons Club's reach beyond its stated Brooks communities is a question for the club. Do not assume that a fee, gate or club right in one village transfers to another.
Choose Pebble Pointe if you want a detached 2015 to 2019 house on the Chapter 720 side, and Lighthouse Bay at The Brooks if you want a 2000 to 2004 condominium at roughly half the price with 32 closings a year of depth. The two share an address and little else.
Both columns come from our own data files, the Lee County 2026 roll and the Southwest Florida MLS (Matrix, pulled September 29, 2026).
Question | Pebble Pointe | Lighthouse Bay at The Brooks |
|---|---|---|
Home type | Detached single-family | Condominium |
Units on roll | 90 | 654 |
Legal regime | Chapter 720 homeowners' association | Chapter 718 condominium associations |
Median year built | 2017 (2015 to 2019) | 2002 (2000 to 2004) |
Median heated area | 2,307 sq ft | 1,554 sq ft |
Bedrooms on roll | 2 bedrooms: 21, 3 bedrooms: 68, 4 bedrooms: 1 | 2 bedrooms: 185, 3 bedrooms: 469 |
12-month MLS closings | 3 (small sample) | 32 |
12-month median sold | $720,000 | $356,000 |
12-month median $/sq ft | $334.06 | $230.42 |
12-month median days on market | 115 | 64 |
12-month median sold-to-list | 93.8% | 97.0% |
60-month median (n) | $915,000 (17) | $420,000 (162) |
Active listings, September 29, 2026 | 1, at $859,000 | 12, median list $317,450 |
Association dues published | No | Sample quarterly fees of $2,480 to $2,505 in our research |
A buyer who wants a house, newer systems and a small neighborhood, and who will accept thin comparables and an unpublished fee, and who will verify flood status and the Commons Club question in writing.
A buyer who wants a lower entry price, a deeper resale market and published condominium fee data, and who will read the condominium association's budgets and reserves. See our Lighthouse Bay guide for its numbers.
It does not rank the neighborhoods. A 2,300 square foot house and a 1,550 square foot condominium are different products, and the $/sq ft gap of about $100 reflects that. Lighthouse Bay's numbers are the higher-volume, better-measured ones.
Pebble Pointe's pros are age, size and scarcity: every home is under twelve years old, most are about 2,300 square feet, and only 90 exist. Its cons are thin data, unpublished dues, a special flood hazard designation across the whole neighborhood and a price path that fell 31.6 percent from its 2023 peak.
A 2,353 square foot home closed at $965,000 in October 2023, at $410 a square foot. A 2,367 square foot home closed at $659,900 in July 2026, at $279 a square foot, a fall of 31.6 percent in price. They are different homes, and the second waited 115 days. It is a warning about single comparisons, not a forecast.
Buyers who value a newer detached home, will pay for the address and are comfortable with a small market. Not suited to buyers who need fee clarity, a rental-friendly rule set or a deep resale market before they commit.
Selling your Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Pebble Pointe listing agent, or thinking, 'I need someone to sell my Pebble Pointe home...' you are selling into a 90-home neighborhood where the ask against the last few closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 3 Pebble Pointe closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 18 the MLS has recorded since December 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Pebble Pointe home valuation. Jesse follows up with the Pebble Pointe closings that fit your home: the same size, adjusted for condition, updates and any lease in place. Our Pebble Pointe at The Brooks seller's guide walks through the sale step by step, and the Pebble Pointe at The Brooks home valuation page shows how homes here are priced.
(239) 898-6072, text or call. Confidential conversations welcome.
For a home priced to the recent closings, the market is workable but slow: one active listing against 3 closings a year is 4.0 months of supply, and the 12-month median days on market is 115 (n = 3, small sample). Sellers who list above the last few closings should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Pebble Pointe's own closings by size, adjusted for condition. Over 60 months, 13 three-bedroom homes closed at a median of $935,000 and 4 two-plus-den homes at $753,500 (Southwest Florida MLS, September 29, 2026).
The 60-month median is 48 days and the 12-month median is 115 days (n = 3, small sample), with a 60-month range of 2 to 258 days.
That depends on the recorded declaration, which we have not read; ask the association's manager. Whatever it requires, the estoppel certificate and the buyer's disclosure summary are part of every sale.
Generally yes, subject to the lease and the rental rules in the declaration. The buyer takes the lease, so confirm its term and any association registration.
Pebble Pointe 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 Pebble Pointe sale and public record in The Brooks 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 Pebble Pointe 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 Pebble Pointe realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc 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
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Laura Zegarac, 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 is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
Selling your Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? 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 Pebble Pointe homes for sale, HOA fees, flood zones and living in The Brooks in Estero, answered from the records cited below. Each answer names Pebble Pointe and points to the section that holds the detail. Where a record is not public, the answer says so.
Pebble Pointe is a 90-home, single-family neighborhood inside The Brooks in Estero, Florida, built from 2015 to 2019 on a roughly 38-acre parcel off Coconut Road. It has its own association, Pebble Pointe Community Association, Inc., and homes average about 2,300 heated square feet (Lee County roll, 2026).
Pebble Pointe is inside the Village of Estero, which incorporated December 31, 2014, though its mailing address uses Bonita Springs and ZIP 34135. Permits and zoning go through the Village of Estero, not the City of Bonita Springs.
Pebble Pointe has 90 single-family homes on the Lee County 2026 roll, plus four common-area parcels. The Village of Estero's 2014 approval also says 90; an earlier development report said 91 sites. Fifty-one are on Coconut Road and 39 on Pebble Pointe Lane.
Pebble Pointe homes were built from 2015 to 2019: 24 in 2015, 18 in 2016, 23 in 2017, 13 in 2018 and 12 in 2019, with a median of 2017. That makes it the newest of The Brooks' five communities, and the only one built after 2014.
A Village of Estero clerk record states that Taylor Morrison was the applicant for the 2014 Administrative Final Zoning Plan Approval for Pebble Pointe's 90 dwelling units, and the December 2013 Estero Development Report names Taylor Morrison as the developer that bought the land. We cite no other builder source.
Over the last 60 months the median Pebble Pointe sale was $915,000 (n = 17), from $659,900 to $965,000. In the last 12 months it was $720,000 (n = 3, small sample). Median price per square foot was $395.35 over 60 months (Southwest Florida MLS, September 29, 2026).
Prices peaked in 2023 to 2025 and have softened since. Yearly MLS medians were $935,000 in 2023 (n = 7), $960,000 in 2024 (n = 1), $950,000 in 2025 (n = 3) and $720,000 in 2026 to date (n = 3). Read the price path section before drawing a trend from a few sales.
On September 29, 2026, one Pebble Pointe home was active in the MLS: a three-bedroom-plus-den, 2,353 square foot home asking $859,000 after 52 days. At the 12-month pace that is 4.0 months of supply. Call Marc at (239) 287-5873 for what has come up since.
The median marketed Pebble Pointe home spent 48 days on market over 60 months (n = 17), and 115 days over the last 12 months (n = 3, small sample). The range in 60 months was 2 to 258 days.
Usually, by a little. Over 60 months the median home sold at 97.0 percent of its final list price: 14 of 17 closed below list, one at list and two above. The 12-month median was 93.8 percent (n = 3, small sample).
Pebble Pointe's dues are not published in any public record we could read, so we state no figure. Ask the listing agent for the current amount and request the estoppel certificate, which states the regular assessment for that home. See the HOA fees section.
We could not verify one. The Brooks of Bonita Springs CDD's fiscal year 2027 budget lists an operations-and-maintenance assessment of $1,017.25 per unit but does not mention Pebble Pointe. Read the non-ad valorem section of the home's tax bill, or ask the district.
We found no public statement of a one-time capital contribution or transfer fee for Pebble Pointe. Ask for it in writing before you make an offer, because a fee of that kind is cash due at closing.
Not that a public record states. The Commons Club's site says its tiers are for residents living within The Brooks communities and does not name Pebble Pointe. Ask the club at (239) 949-3800 and get the answer in writing. See the amenities section.
No golf course is part of Pebble Pointe. Copperleaf and Spring Run have golf in their records. A buyer who wants golf should treat it as a separate club decision and verify eligibility.
We could not confirm a gate from a public record. The county roll shows four common-area parcels but does not say what they hold. Each Brooks community has its own gate arrangement on our hub, so ask the association about Pebble Pointe's entry.
Not by any public record we found. The county roll, the Village approval and the state association record do not describe an age restriction. The recorded declaration controls, and we have not read it, so ask the manager to confirm in writing.
That depends on the recorded declaration, which we have not read. One Pebble Pointe seasonal lease at $9,000 appeared in a June 10, 2026 Matrix pull, a sample of one. Get the leasing rules in writing before you buy a home you plan to rent.
No public record states Pebble Pointe's pet limits, so ask for the rules. Federal fair housing rules on assistance animals apply regardless of any pet policy, as HUD's guidance explains.
Yes, on the federal map. The FEMA National Flood Hazard Layer returned Zone AH, a special flood hazard area, at four points across both Pebble Pointe streets. A 2016 FEMA map-change case covers 24 lots, so check your lot on the FEMA Map Service Center.
If you use a federally backed mortgage in a special flood hazard area, your lender will require it. Get a quote and an elevation certificate before you waive contingencies. See the flood section for what we could and could not verify.
The U.S. Geological Survey's elevation service put the ground at four Pebble Pointe points between 15.6 and 16.8 feet. That is ground level, not a home's lowest floor, and only an elevation certificate states that.
Wind coverage is separate from flood. A home built from 2015 to 2019 can document its roof, connections and openings on the state's wind-mitigation form, OIR-B1-1802, for premium credits under Section 627.0629. Get quotes early.
Lee County assigns by choice zone, so confirm by address with the School District of Lee County. The Village of Estero lists Pinewoods Elementary, Three Oaks Middle and Estero High among the area's public schools. We publish no ratings.
They come from the Lee County Tax Collector's bill, and a buyer's first bill resets to the purchase price. A seller's bill is a poor guide because homestead growth is capped at 3 percent under Section 193.155. Use the Property Appraiser's parcel page for the current assessment.
No. The state record lists a separate Pebble Pointe Homeowners Association, Inc., filed in 1991 at a Kissimmee address, and an inactive Pebble Pointe Yacht and Tennis Club. This page covers Pebble Pointe Community Association, Inc., filed August 19, 2014.
Pebble Pointe is 90 detached homes built 2015 to 2019 with a $720,000 12-month median (n = 3), while Lighthouse Bay is 654 condominiums built 2000 to 2004 with a $356,000 median on 32 closings. See the decision table.
Shadow Wood has 1,477 units and a $940,000 12-month median on 70 closings, and Copperleaf has 570 units and $750,000 on 23. Pebble Pointe is smaller and newer but has far fewer sales to compare.
Ask for the dues and any special assessment, the declaration and rules, the estoppel, the elevation certificate, flood and wind insurance quotes, the tax bill's CDD line, the Commons Club answer and any FEMA map-change letter. Then compare the home with the closings above.
Under Section 720.401 a buyer must receive the association disclosure summary and can cancel within three days of receiving it. Ask for the declaration, budget and rules at the same time, and read them before your inspection period ends.
McGreevy and Comisar of Domain Realty Group, Top 1% Real Estate Agents Nationally Since 2008, are our answer, and the sections above are the evidence. To tour a home, call Marc at (239) 287-5873 or see how we represent buyers.
These are the questions sellers ask most about selling a Pebble Pointe home in Estero, answered from the recent closings and the public record. Each answer names Pebble Pointe. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 60-month median of $915,000 (n = 17) and adjust for size, condition and asking history. The 12-month median is $720,000 (n = 3, small sample). For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
For a home priced to the recent closings, the market is workable but slow. One active listing against 3 closings in 12 months is 4.0 months of supply, and the 12-month median days on market is 115 (n = 3, small sample). Sellers who list above the last few closings should expect to wait.
Price against Pebble Pointe's own closings by size, adjusted for condition and asking history, then test the number against the active listing. Over 60 months, three-bedroom homes closed at a median of $935,000 (n = 13) and two-plus-den homes at $753,500 (n = 4).
The 60-month median is 48 days on market and the 12-month median is 115 days (n = 3, small sample). The range over 60 months is 2 to 258 days, so a well-priced home can sell in under two weeks and a stale ask can wait most of a year.
Four of the 17 marketed closings sold in 10 days or fewer: 3 days in December 2021, 4 days in January 2022, 2 days in August 2022 and 10 days in October 2023. The June 2025 sale at $950,000 took 13 days (Southwest Florida MLS, September 29, 2026).
The median Pebble Pointe home closed at 97.0 percent of its final list price over 60 months, about 3 percent below (n = 17). The 12-month median is 93.8 percent (n = 3, small sample). Two homes closed above list, both in the winter of 2021 to 2022.
The median is $395.35 per square foot over 60 months (n = 17) and $334.06 over 12 months (n = 3, small sample). The range in the September 2026 pull runs from $279 for a July 2026 sale to $430 for an April 2023 sale.
No. The highest sale in the data was $965,000 in October 2023, and the July 2026 sale of a similar-sized home was $659,900, 31.6 percent lower. A single comparison misleads in both directions, so price against the full set of closings.
In Lee County the seller customarily pays documentary stamps on the deed at $0.70 per $100, the owner's title policy, the estoppel fee and their broker's commission, but the contract controls. We show the full list before you list.
At $0.70 per $100, a sale at $720,000, the 12-month median, carries $5,040 in stamps, and at $915,000, the 60-month median, $6,405 (Section 201.02). The buyer's mortgage carries separate taxes.
With premiums of $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 above, a $720,000 sale costs about $3,675 and a $915,000 sale about $4,650. The contract controls who pays, and the title company quotes the exact number.
Florida's Section 720.30851 caps the fee, and the current base cap is $299. In Lee County the seller customarily pays it, and the association's manager issues the certificate. Order it as soon as you have a contract.
Within 10 business days of a request, so a delay can hold up a closing. Ask for it the day the contract is signed, and ask the manager how requests are submitted.
That depends on the recorded declaration, which we have not read. Ask the association's manager, and have the answer in writing before you list. Whatever it says, the estoppel and the buyer's disclosure summary are part of every sale.
The declaration, rules, current budget, dues coupon, any special assessment notice, the estoppel, the elevation certificate, the flood policy, wind-mitigation report and permits for any addition. A complete package is a selling point in a small market.
Yes, because the federal map draws all of Pebble Pointe in Zone AH, a special flood hazard area. Have your elevation certificate and current flood premium ready, and tell us if your lot is one of the 24 covered by the 2016 FEMA map-change case.
Bring FEMA's determination letter to the listing. County records list the case for 24 Pebble Pointe lots but do not state the outcome, and we have not read the original letter. A determination can change a buyer's insurance requirement.
Not by any rule we found, but insurers and lenders use it, and a buyer in a special flood hazard area will ask. If you do not have one, a surveyor can prepare it, and getting it before you list removes a negotiating point.
We could not verify that a Pebble Pointe tax bill carries a CDD line. Check yours: if it does, disclose the amount, because buyers add it to the carrying cost.
Only if the closings support it. Pebble Pointe homes are 7 to 11 years old. Ask us to compare your home with the closings before you spend money.
Few, which is why the ask needs explaining. Three closings in 12 months, 7 in 24 months and 17 in 60 months mean a buyer's agent will look back several years and adjust for size and date.
Not directly. Lighthouse Bay at The Brooks is condominiums at a $356,000 12-month median, but a buyer who wants a Brooks address may look at both, so know how your house compares with the alternatives.
Generally yes, subject to the lease and the rental rules in the declaration. The buyer takes the lease, so confirm its term and any association registration. Vacant homes are easier to show.
Dues are typically prorated to the closing date in the contract, and the estoppel states what is paid and what is owed. Unpaid assessments are a lien, and under Section 720.3085 a new owner can be liable for amounts due before transfer, so settle the account first.
IRS Topic 701 and Publication 523 explain the home-sale exclusion for a primary residence. We do not give tax advice, and your adviser should confirm what applies to your situation.
Commission is negotiable and set in your written listing agreement, which the National Association of Realtors settlement rules require to be in writing. We explain the options before you sign. For a plan, Call Jesse direct at (239) 898-6072.
Cinematic video, drone, professional photography, a qualified-buyer database and discretion when a sale needs to stay quiet, backed by a team recognized as Top 1% Real Estate Agents Nationally Since 2008. At this price rung the story is a 2015 to 2019 home on a small lane.
Yes, when a sale needs discretion, we can market through our buyer database first, but a quiet sale reaches fewer buyers in a market that already has few comparables. We discuss the trade-off before you decide.
Yes. Use the free Pebble Pointe home valuation and Jesse will follow up with the closings that fit your home. A showing is not required for a first estimate.
Rarely. Of 90 homes, 39 have resold at least once since 2015, 43 resales in all, and 51 have not sold since the first owner. The county record shows 1 qualified sale in 2024 and 4 in 2025.
All 7 resales since January 2025 closed 21 to 83 percent above the same home's prior price. That is a comparison with each home's own prior sale, not a profit figure, because it ignores costs, improvements and holding time.
McGreevy and Comisar of Domain Realty Group, the #1 team in Southwest Florida since 2012, are our answer, and the evidence is on this page. Get a free valuation or Call Jesse direct at (239) 898-6072.
Every fact on this Pebble Pointe guide traces to a primary record below: Florida statutes, Lee County and Village of Estero records, the Brooks community development district, the Commons Club, the association's web page, FEMA and dated local reporting. Parcel and sale facts come from the county roll and the Southwest Florida MLS. No brokerage or listing portal is cited.
Pebble Pointe's key documents are published by the State of Florida, Lee County, the Village of Estero, the Brooks community development districts, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration is available through the Lee County Clerk's official records, and the estoppel certificate through the association's manager.
Document | Issued by | Date | Link |
|---|---|---|---|
FEMA letter of map change revalidation | Lee County Community Development | November 16, 2022 | |
Adopted budgets, fiscal year 2027 | Brooks of Bonita Springs Community Development Districts | fiscal year 2027 | |
Adopted budgets, fiscal year 2026 | Brooks of Bonita Springs Community Development Districts | fiscal year 2026 | |
Hearing Examiner's Recommendation, The Brooks DRI parcel | Village of Estero clerk | 2021 | |
Coconut Road Traffic Study | Village of Estero | June 2016 | |
Pebble Pointe Community Association, Inc. record (N14000007753) | Florida Division of Corporations | filed August 19, 2014 | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | current form | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | 2022 | |
Tropical Cyclone Report, Hurricane Milton | National Hurricane Center | 2024 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Pebble Pointe. 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.
