The Island at West Bay Club is a pre-construction condominium tower inside West Bay Club in Estero: 86 planned residences, eight active listings from $2,699,000, no closed sales, and every filing sourced. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
The Island at West Bay Club is a condominium neighborhood inside the master-planned community of West Bay Club in Estero, Florida. It is the final residential tower of that gated golf-and-beach community: a 24-story, 86-residence building under construction in ZIP 33928, with delivery anticipated for mid-2027, eight active Southwest Florida MLS listings from $2,699,000 to $10,099,000, and no closed sale yet. 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 the tower being built inside West Bay Club in Estero, Lee County, Florida, whose future condominium association does not yet exist on the state's corporate register. It is not Island Towers, the older time-share condominium on Estero Boulevard in Fort Myers Beach, and it is not The Island at Wyndham Lakes Association, which is a different Florida corporation. It is also not Indigo Isle at The Brooks, Turtle Pointe at Waterview or the other Laurel Oaks subdivision in Estero, which are separate places that share words with West Bay Club neighborhoods.
This is a pre-construction guide, and it says so plainly. There are no resale medians here because there have been no resales: the tower has no certificate of occupancy, no recorded declaration and no closings. What the public record does hold is the Village of Estero's zoning ordinance for the site, the developer's own published materials, the state's condominium statutes, the FEMA flood map, the county's one land parcel and eight live MLS asking prices. We built this page from those, and where a record does not exist yet we name the document that will answer the question when it does.
If you hold a contract or a reservation and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are weighing a purchase, the sections below show what the asks look like, what the Village approved, which protections Florida law gives a buyer before closing, and which documents you should read before you sign.
McGreevy and Comisar are the best realtor for The Island at West Bay Club because a pre-construction tower rewards preparation more than any resale does: we read the Village ordinance, the statutes, the flood map and every active listing before advising a buyer or a contract holder, and we say where the public record stops.
If you're searching for the best realtor for The Island at West Bay Club in West Bay Club, Estero, whether you're ready to sell your The Island at West Bay Club 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. Buyers and owners comparing the best real estate agents in Estero should ask each one what they can show from the record on a building that has not closed a single unit, and we answer that below in the open.
Recent The Island at West Bay Club track record (last 12 months): In the last 12 months The Island at West Bay Club has seen 0 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), and none in the 60 months before that, because no unit has closed. It has 8 active listings at a median ask of $4,073,500 (n = 8, even, the mean of the middle pair $3,937,000 and $4,210,000), ranging from $2,699,000 to $10,099,000. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
In the last 12 months we tracked every one of the 8 active Island listings in the Southwest Florida MLS, and we tracked all 60 months of the tower's closing history, which is empty. Each active listing is in the market snapshot below, by price, bedrooms and living area only.
For The Island at West Bay Club sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. For a contract holder the first task is reading the developer's contract for what it allows before closing, and for a future resale owner it is having the association's documents, estoppel and turnover paperwork in hand before the first showing.
For The Island at West Bay Club buyers: the first question is what you are actually buying, because the developer's published floor-plan sizes and the MLS living-area figures do not match. The second is the carry, because the tower's association does not exist yet and no fee is published. The third is the paperwork: Florida law gives a buyer of a pre-construction unit specific documents, a deposit escrow and a cancellation window, and we walk each one below.
Honors and recognition:
Selling your The Island at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072. See what your The Island at West Bay Club home is worth today.
Buying a home in The Island at West Bay Club? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Read our The Island at West Bay Club buyer's guide before you tour.
Living at The Island at West Bay Club will mean a corner residence in a 24-story tower with four homes per floor, a rooftop pool, an amenity deck and gated parking, inside a private community where the golf, beach and racquet clubs sit a few minutes away and are joined by application, not automatically.
The Island at West Bay Club is the last residential address planned for West Bay Club, an 868-acre gated community in Estero, and its developer, Kolter Urban, calls it the ninth and final address in the community. Counts of West Bay Club's neighborhoods vary with how they are grouped, and our roster below counts six neighborhoods that earn their own pages. It is a single 86-residence condominium tower on about five acres at the west end of Williams Road, west of US-41, within the Village of Estero.
A pre-construction tower has no comparable sales, no recorded declaration, no operating association and no budget history. You buy from plans, a model kitchen and a contract, against a delivery date the developer has moved once already, from the end of 2026 in June 2024 to mid-2027 in its February 2026 FAQ. That is why the documents and the protections in Florida's condominium act matter more here than any price comparison.
The developer describes every home as a corner residence, four per floor, with three-bedroom-plus-den and four-bedroom layouts, 10-foot ceilings, floor-to-ceiling glass and wide wraparound terraces, plus two half-floor penthouses. On the MLS the eight listings run from 3,324 to 3,680 square feet of living area, plus one penthouse at 6,270. We describe the property, not the people who will buy it.
The developer's published amenity plan puts a resort-style pool, lap lane, spa, cabanas and summer kitchen on the arrival level, a Club Room with catering kitchen and bar, a fitness center, a business center, a sports lounge with a golf simulator and two one-bedroom guest suites, with a rooftop relaxation pool and open-air kitchen on the top floor. Parking is underground and gated with two spaces per residence.
Five things buyers sometimes assume. No closings: the MLS shows none, so no price has been tested by a buyer's own money on this record. No association: the state register shows no corporation for it, and the developer's turnover to owners is years away. No recorded declaration: the state's condominium extract lists no project by this name. No fee schedule: no assessment is published. No certificate of occupancy: the building is under construction.
Selling your The Island at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Island at West Bay Club has no resale market yet. The Southwest Florida MLS shows zero closings in every window through September 29, 2026 and eight active listings from $2,699,000 to $10,099,000, and the county roll carries one land parcel and no recorded sale. This section reads the asks, lists every one, and names what cannot be measured.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area and list price. Medians use the mean of the middle pair when n is even, and every n is named. An asking price is not a sale price, and no figure below should be read as one. County recorded sales are never mixed with MLS square-foot figures.
The rule we apply to every neighborhood is to lead with the first window that holds ten or more closings. For The Island at West Bay Club there is no such window, and not even one closing in five years, so there is nothing to list and no median to compute. We do not substitute a developer's contract prices, which are private, or a nearby tower's resales, which are a different building. We list the asks that exist and say what they are.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 0 | none | none | none | none |
24 months | 0 | none | none | none | none |
36 months | 0 | none | none | none | none |
60 months | 0 | none | none | none | none |
Months of supply cannot be computed either, because supply is measured against a closing pace and the pace here is zero.
Eight listings were active. Each is shown by asking price, bedrooms as the MLS writes them, MLS living area, our per-listing arithmetic of price over living area, and the days on market the MLS displays.
List price | Beds and baths, MLS notation | MLS living area | Ask per sq ft | Days on market shown |
|---|---|---|---|---|
$10,099,000 | 4+Den / 5(1) | 6,270 | $1,610.69 | 333 |
$4,949,000 | 4 Bed / 4(0) | 3,324 | $1,488.87 | 333 |
$4,354,000 | 3+Den / 4(1) | 3,447 | $1,263.13 | 333 |
$4,210,000 | 4 Bed / 4(0) | 3,379 | $1,245.93 | 333 |
$3,937,000 | 3+Den / 4(1) | 3,447 | $1,142.15 | 333 |
$3,660,000 | 3+Den / 4(1) | 3,447 | $1,061.79 | 333 |
$2,826,000 | 3+Den / 4(1) | 3,680 | $767.93 | 333 |
$2,699,000 | 4 Bed / 4(0) | 3,469 | $778.03 | 333 |
The eight asks total $36,734,000 and average $4,591,750, with a median of $4,073,500 (n = 8, even, the mean of $3,937,000 and $4,210,000). The median ask per square foot is $1,194.04 (n = 8, the mean of $1,142.15 and $1,245.93). Take out the 6,270 square foot penthouse and the seven remaining asks have a median of $3,937,000 and a median of $1,142.15 per square foot. All of these are small samples and none is a sale price.
Four of the eight are three-bedroom-plus-den homes: $2,826,000, $3,660,000, $3,937,000 and $4,354,000, a median ask of $3,798,500 (n = 4, even, the mean of $3,660,000 and $3,937,000). Three are four-bedroom homes without a den: $2,699,000, $4,210,000 and $4,949,000, a median of $4,210,000 (n = 3). One is the four-bedroom-plus-den penthouse. Three of the 3-plus-den listings share the same 3,447 square feet and are $694,000 apart, or 19 percent from lowest to highest. The developer says price depends on floor level, view orientation and residence size, and we cannot tell from the MLS which floor a listing is.
All eight listings display 333 days on market on September 29, 2026, which by our arithmetic puts their entry into the MLS at about October 31, 2025. Identical figures suggest they were entered together, and days on market here counts time on the MLS, not the time a buyer had a chance to close, because a unit that has no certificate of occupancy cannot close. We read the 333 as a timestamp, not as evidence that buyers have rejected the prices.
On September 29, 2026 West Bay Club had 27 active MLS listings across seven sub-names, and The Island's 8 are 30 percent of them, the same count as Turtle Point at 8 and more than Jasmine Bay at 7. The difference is what sits behind the numbers: Jasmine Bay's seven asks sit against 18 closings in 12 months, and The Island's eight sit against none.
Two nearby comparisons help, provided we keep them honest. Jasmine Bay, the community's other high-rise product, closed 18 times in 12 months at a $701,250 median (middle pair $700,000 and $702,500) and $395.67 per MLS square foot; its highest closing in the 60-month list is $2,600,000. The Island's lowest ask, $2,699,000, is above that. Westlake Court, the newest single-family product, closed 6 times in 24 months at a $2,700,000 median (n = 6) and $891.83 per square foot, so the Island's median ask per square foot of $1,194.04 sits about a third above it. An ask against a closing is not a like-for-like comparison, and a tower is not a villa, but they show where the asks sit in the community.
The Lee County Property Appraiser's 2026 roll carries The Island as a single parcel described in a recorded instrument from 2022 as a tract of land at the tower's address, with no year built and no residential use, and the county's qualified-sales file holds no sale on it. The roll will change when the declaration records and the building receives its certificate of occupancy. Until then the roll cannot tell a buyer anything about price.
When the first Island owner sells, the comparison will be the developer's own sales at the time, the asking prices of the other resales and the 2026 asks above. Sellers who bought early at a discount or with incentives will be comparing against buyers who can still buy from the developer. That is a reason to read the developer's contract carefully now and to keep the incentive schedule with your file.
The Island at West Bay Club began as Pod 5 of West Bay Club's master plan and became a tower when the Village of Estero adopted Ordinance 2021-12 on November 17, 2021, raising the pod's height limit from 20 to 23 stories over parking and allowing up to 88 units, with site work starting in March 2024.
West Bay Club's zoning began with Lee County Resolution Z-96-005 in 1996, when the community was entitled as the Estero Pointe residential planned development, and was amended most recently by Resolution Z-05-010 in 2005. The 2005 resolution capped the whole community at 1,016 dwelling units and no more than 630 units in Pods 3, 4 and 5 combined. Pod 5, the ordinance says, is about five acres west of US-41 at the end of Williams Road and is legally described as Tract MF-1 and Tract LK 5-2 of the West Bay Club plat.
The Village's ordinance amended Deviation 9 of the county resolution for Pod 5 alone. Its nine conditions are the closest thing to a public rule book for the building:
The numbers differ across sources and they reconcile. The ordinance permits 23 stories over parking and 88 units. The developer's news release and site say 24 stories and 86 residences, and a January 2026 news report says 23 stories and 88 units. The Village of Estero's building permit, issued September 23, 2024 with a valuation of $175,000,000, describes a 25-story high-rise condominium, and the developer's September 2026 update counted one floor left to build after the 24th, so the permit and the structure count 25 levels. Twenty-three habitable stories over a parking level, with the rooftop amenity level on top, accounts for every count. And 86 is two fewer than the entitlement's ceiling. Our arithmetic is that 21 full floors of four homes plus two penthouses makes 86, though the developer does not state that breakdown.
Date | Event | Source |
|---|---|---|
September 28, 2021 | Village Planning, Zoning and Design Board recommends approval with conditions | Ordinance 2021-12 |
November 3, 2021 | First reading before Village Council | Ordinance 2021-12 |
November 17, 2021 | Second reading and adoption | Ordinance 2021-12 |
March 2024 | Site work begins | Kolter Urban release, June 22, 2024 |
June 22, 2024 | Developer accepts residence-specific contracts; delivery then stated as end of 2026 | Kolter Urban release |
February 21, 2025 | Groundbreaking release published | Kolter Urban release |
January 2026 | Vertical construction reaches the fifth floor | Gulfshore Business, January 26, 2026 |
February 18, 2026 | Developer FAQ updated; delivery anticipated mid-2027 | Developer FAQ |
September 2026 | Developer posts a construction update video | Developer site |
Mid-2027 | Anticipated delivery and first closings; association forms | Developer FAQ and our reading of the statute |
The Island is being developed by Kolter Urban, a Palm Beach-based firm that says it has delivered more than 5,500 residences, with GarciaStromberg Architects as architect, and sales are handled by a national luxury brokerage named on the developer's site, with Cotton & Company as marketing strategist, all per the developer's FAQ. The land side is West Bay Hill, LLC, the applicant named on the ordinance. We describe the roles from the developer's and the Village's own documents and have not verified a general contractor.
The developer reported on September 3, 2026 that the tower had reached its 24th floor, with one floor remaining before structural topping out this fall, while framing, drywall, flooring and finishes advanced on the lower floors and windows, masonry and stucco on the upper floors. A January 2026 news report had the tower at its fifth floor, so the structure rose 19 floors between January and September 2026, with the developer describing a pace of about one floor a week at the 15th floor. The developer still anticipates delivery in mid-2027, which is its estimate; Florida law defines completion by a certificate of occupancy, not a marketing date.
The Island at West Bay Club is a 24-story, 86-residence tower inside West Bay Club with eight live listings from $2,699,000 to $10,099,000 and no closed sale, and the buyer or contract holder who reads the ordinance, the statute and the contract first is the one who negotiates from strength.
Selling a contract or planning ahead at The Island at West Bay Club? Get a free The Island at West Bay Club home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in West Bay Club and see what a West Bay Club home is worth.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873, start with our West Bay Club buyer's guide, or read how we represent buyers.
Our The Island at West Bay Club seller's guide covers pricing, prep and closing costs.
A home at The Island at West Bay Club is a three-bedroom-plus-den or four-bedroom corner residence of about 3,300 to 3,700 square feet by MLS measure, with 10-foot ceilings, wide terraces and a private elevator foyer, in a 24-story, 86-residence tower whose published sizes differ by source and must be pinned to a plan before you compare prices.
The developer says the tower has only four residences per floor and that every home is a true corner residence with a wraparound design and terraces opening through floor-to-ceiling glass. Access-controlled elevators open to individual entry foyers, which the developer ties to a lock-and-leave lifestyle. The ordinance's pattern book studied both a four-unit and a six-unit floor plate, and the developer's current materials describe the four-unit plan.
We found four sets of size figures for the same tower, and they are not the same numbers.
Source | Date | Size range stated |
|---|---|---|
Kolter Urban release | June 22, 2024 | 3,715 to 4,050 square feet |
Kolter Urban release | February 21, 2025 | 3,300 to over 3,600 square feet, penthouses over 6,000 |
Developer FAQ | Updated February 18, 2026 | about 3,300 to over 6,270 square feet |
Developer residences page | Read September 30, 2026 | four plans at 3,811 to 4,228 and two penthouses at about 8,050, on a page that also says up to 3,680 square feet under air |
Southwest Florida MLS | September 29, 2026 | 3,324 to 3,680 for seven listings and 6,270 for one |
The MLS figures match the developer's 2025 and 2026 FAQ ranges, and the developer's floor-plan page lists larger numbers. The developer does not say whether the larger figures include terraces or other area, and we do not guess. The question matters because price per square foot moves with the denominator: a 3,447 square foot listing at $3,937,000 is $1,142.15 per square foot, and the same price over a 3,811 square foot plan would be $1,033.06. Ask for the definition in writing and the plan set that goes into the contract.
Kolter Urban's release describes European cabinetry, quartz countertops, Sub-Zero and Wolf appliances, full-size laundry, walk-in closets and spa-style bathrooms, with porcelain tile floors. Parking is underground and gated with two spaces per residence, and the developer's amenity page says each residence includes infrastructure to support installing a commercial EV charger at its assigned spaces, which is narrower than the pre-installed chargers some marketing copy has described.
The Village approved 23 stories over parking, the developer builds 24, and vertical construction had reached the fifth floor in January 2026. The structural design, the foundation report the ordinance requires, the building's insurance program and the finished-unit specifications are not in the public record we read. A certificate of occupancy will be the first public document that says the building is finished.
Selling your The Island at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Residents of The Island at West Bay Club will have two layers of amenities: the tower's own rooftop pool, club room, fitness center, sports lounge and guest suites, and the West Bay Club facilities, including the Dye golf course, Beach Club, Bay House, racquet courts and River Park, which the developer says residents may use once approved for membership.
The developer's amenity page lists a rooftop Relaxation Pool with sun shelf and whirlpool spa, a rooftop open-air kitchen with grill, bar and fire pits, an arrival-level resort pool with a lap lane, family pool, spa and cabanas, a summer kitchen, a Club Room with catering kitchen and club bar, a Splash Lounge, a business center, a state-of-the-art fitness center, a sports lounge with a golf simulator, and two one-bedroom guest suites. Those are plans, not built rooms, and the finished building may differ in detail.
The amenity page describes a porte-cochere arrival, on-site staff for guests, deliveries and home services, a mail room with package storage and access-controlled entry at elevators, lobbies, the garage and amenities. The developer's FAQ says 24/7 staffed lobby services, while the amenity page says on-site staff are available during business hours. That is a difference to resolve in writing, since staffing is a budget line. The community has a manned West Bay Club gatehouse around the clock, per the developer.
The club describes 868 acres with 500 conserved, eight Har-Tru tennis courts, pickleball, bocce, dog parks, a fitness center, the Bay House, River Park on the Estero River and a private Beach Club on Little Hickory Island that was rebuilt and reopened in March 2024. The Dye golf course is a separate equity membership. We cover the club's fees and entities on our West Bay Club community guide.
The developer's FAQ says residents may enjoy club amenities once approved for membership and calls the ability to apply for expedited membership a rare opportunity. The club's own membership FAQ says its golf membership cap is 300 members for 18 holes, that its Social membership is for residents only, and that Premier memberships transfer only with the sale of a home. Whether the tower's contract makes any membership mandatory, and at what cost, is a question for the contract.
Golf initiation and dues, any Social or Premier membership fees, and any food-and-beverage minimums are club charges, not tower assessments. The tower's own budget will show what its assessment includes, and no such budget is public.
The Island at West Bay Club has no published assessment, because its condominium association has not been formed and its budget will come with the developer's disclosure documents. Buyers should expect a tower assessment, possible West Bay Club charges and a separate golf or social membership, each of which the contract and prospectus should state.
Florida's corporate register shows no entity named for The Island at West Bay Club as of September 30, 2026. The nearest names in the state's list belong to unrelated Florida corporations. A condominium association is created with the declaration, so it appears when the developer records the declaration, and the developer's own material and our earlier research point to mid-2027.
In a Florida high-rise condominium the association assessment ordinarily funds the building's insurance, elevators, staff, common-area utilities, amenities, landscaping and reserves. We use "typically" deliberately: the developer's prospectus will list what this association pays for, and until we read it we publish no figure. A number from a marketing conversation is not a budget.
Section 718.116(9) of the Florida Statutes lets a developer offering units be excused from paying assessments on unsold units for a stated period, provided the declaration authorizes it, and requires the developer to cover common expenses that exceed the regular assessments collected. The stated period must end no later than the first day of the fourth calendar month after the month of the first closing. A developer may alternatively guarantee that assessments will not exceed a stated dollar amount. Whether Kolter's documents use either mechanism is unknown to us, and the answer changes what a first-year budget means.
A developer-controlled budget covers a new building with warranties in force and a small number of owners. Later budgets can move as warranties expire, reserves are funded, insurance renews and owners take over the board. Compare the first year's figure with the reserve schedule and the insurance assumptions, not with the headline number.
West Bay Club is governed by property owners associations and carries no Community Development District bond assessment, per our community research. We confirm the absence of a CDD line on the specific parcel's tax record before a closing, because buyers should see it on the bill, not take it from us.
Selling your The Island at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Island at West Bay Club buyers should plan for layered costs: deposits held in escrow, the tower assessment, any West Bay Club and golf membership charges, Lee County property tax, insurance and closing costs. The public numbers today are the closing-cost arithmetic, the same tax schedule that applies to every Lee County deed, and West Bay Club's published resale closing amounts, a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee; whether any of the club amounts applies to a first closing from the developer is set by the purchase agreement and the developer's disclosure.
Section 718.202 requires a developer to escrow buyer payments up to 10 percent of the price while construction is not substantially complete. Amounts above 10 percent are held in a separate escrow, and if the contract provides for it, the developer may use those excess funds for actual construction costs once construction has begun, but not for salaries, commissions, marketing or loan costs. A contract that permits this must carry a bold legend saying so. We look for that legend first.
Not public. The developer's prospectus and estimated operating budget will state the assessment, the reserve funding and what the association pays for. Florida requires the budget to be part of the disclosure package under section 718.503.
The developer says residents apply for club membership, and the club describes an equity golf membership with a non-refundable initiation fee and annual dues, and a Social membership for residents. Our hub research reports a 2026 Premier schedule of about $130,000 in initiation and roughly $16,900 in annual dues and a Social fee of about $3,000, and warns that those figures have moved; confirm them with the club in writing before you rely on them.
Lee County bills property tax on the assessed value of the property as it stands on January 1 each year, so a first bill after closing may reflect a partial or land-only assessment and later bills can step up. Insurance for a condominium unit is an HO-6 policy on contents, interior and loss assessment, with the structure covered by the association's master policy. We publish no premium, because none exists for a building that is not finished.
The Florida deed documentary stamp tax is $0.70 per $100 of consideration under section 201.02. On our arithmetic that is $18,893.00 at the lowest ask of $2,699,000, $28,514.50 at the median ask of $4,073,500 and $70,693.00 at the highest ask of $10,099,000. In Lee County the seller customarily pays doc stamps and the owner's title policy on a resale, but a developer's first sale follows the developer's contract form, which we have not seen. The promulgated owner's policy premium on our arithmetic would be about $9,322.50 at $2,699,000 and about $12,758.75 at $4,073,500, an estimate before any credits.
The declaration of condominium for The Island at West Bay Club has not been recorded, so no covenants, rules or amendment history exist in the public record yet. The documents a buyer receives before closing, the proposed declaration, the bylaws, the budget and the plans, are the only version of the rules to read.
Section 718.503 requires a developer to deliver either a prospectus or the listed documents, including the proposed declaration with a surveyor's certificate, the association's documents, bylaws, management and other contracts longer than one year, the estimated operating budget, the form of sales agreement, the unit floor plan and plot plan, covenants and restrictions, evidence of the developer's interest in the land, and statements on the milestone inspection, the reserve study and the turnover inspection report. Read the declaration for use restrictions, leasing, pets, unit boundaries and how the building is insured.
West Bay Club is governed by a master association, West Bay Club Community Association, Inc., and the club is a legally separate equity entity, as our community guide explains. Whether the tower's owners are members of the master association, and how its architectural rules and gate policies apply to a condominium, are questions for the disclosure package.
The design controls that exist today are public: the Village's ordinance binds the building to the pattern book's architecture, requires non-reflective glass and constrains the footprint. After closing, the association's rules will govern terraces, window coverings and any exterior change, and the developer's documents should say who approves them.
Whether the association will require approval of a sale, a lease or a transfer, and what fees it may charge, is set by the declaration. The statute caps the estoppel certificate fee at $299 for a current account in a resale, and we ask for the process before an offer.
A buyer of a pre-construction unit at The Island at West Bay Club holds protections the statutes create: deposits escrowed with an independent agent, a 15-day window to cancel after receiving the disclosure documents, and a state filing the developer must make before closing. The contract, which we have not seen, controls what happens if the schedule moves.
Section 718.503 says the contract is voidable by the buyer for 15 days after the buyer signs and receives all the items the developer must deliver, so the clock does not start until the documents are complete. Keep a dated receipt for every document and count from the last one.
Section 718.202 also covers reservation agreements. A reservation deposit goes into escrow, is refundable on written request, and may not be released to the developer except as a down payment when a contract is signed. An escrow agent must be independent of the developer and hold funds in a qualified institution. A reservation is not a contract, and the difference is worth a call before you pay anything.
Under section 718.502 a developer of a residential condominium files its documents with the Division of Condominiums, and until it does, a contract is voidable by the purchaser before closing; the developer may not close until the Division notifies it that the filing is proper. The Division's public extract that we read does not list The Island, which is what we expect before a declaration is recorded, and we ask the developer for the filing.
The developer has moved its stated delivery once, from the end of 2026 to mid-2027. Read the contract for the outside date, what extensions it allows, when a buyer may terminate, whether a deposit is returned with interest and what a buyer's remedies are. A marketing date is not a promise; the contract's date is.
Kolter Urban's 2024 release mentioned special pre-construction incentives available for a limited time. Any incentive, price protection or credit should be in the contract's text, and any right to assign or resell a contract before closing is also a contract term we would read before advising a seller.
Selling your The Island at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Island at West Bay Club is not marketed as a 55-plus community, and no age-restricted declaration exists in the public record because no declaration has been recorded. A future owner of any age may buy, subject to the association's ordinary rules, and we describe the property and the legal facts, not the people who live in it.
The developer's materials describe full-time and seasonal living and mention family and guests, with two guest suites in the building, and none mentions an age restriction.
Federal fair housing law allows qualifying communities to restrict occupancy to older persons only when they meet specific requirements. Whether the tower's declaration ever includes such a restriction is a fact that will appear in the recorded document, and we re-read it when it records.
Renting a home at The Island at West Bay Club cannot be judged yet, because leasing rules are set by a declaration that has not been recorded. A buyer planning to rent should require the proposed declaration's minimum lease term, frequency limits and approval process in writing before any deposit becomes non-refundable.
Kolter Urban's materials sell the residences as lock-and-leave homes for full-time and seasonal use, and they do not describe a rental program. We found no published rental rule, and third-party rental listings are not a source we use.
Ask whether leases are allowed, the shortest term, how many leases a year, whether tenants need approval and pay a fee, whether tenants may use the rooftop and club amenities and whether the West Bay Club master association applies its own screening.
We publish no short-term rental rule for the tower, because none exists in public. A buyer who needs stays shorter than a month should treat them as not allowed until the recorded declaration says otherwise. Any short-term rental that is permitted carries Florida's transient rental tax obligations.
Pet rules at The Island at West Bay Club are not published, but the developer's amenity plan includes a private dog park just outside the building, an indoor dog-washing room with a grooming table and dryers, and a pet-friendly description of the building. Limits on number, size and breed will be in the declaration or rules.
The developer's amenity page lists the dog-washing room and the private dog park with benches, a water station and safety fencing, and West Bay Club has separate dog parks in its Sports Park. Those are amenities, and they are not a statement of what the rules allow.
We cannot state a limit on the number, weight or breed of pets, or a leash rule. Assistance animals for a person with a disability are handled under federal fair housing rules, which apply to condominiums regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development. Get the written rule before you go under contract.
The Island at West Bay Club is a new condominium, so Florida's turnover rules will govern when owners take over the board, and the developer must deliver turnover inspection reports at that point. The state's milestone inspection rule for buildings of three or more habitable stories would come due by our arithmetic in 2057, or 2052 if the local agency applies the 25-year test.
Section 718.301 lets unit owners other than the developer elect at least one-third of the board once they own 15 percent of the units, which for 86 units is 13 units by our arithmetic. Owners elect a majority on the first of several events, including three years after 50 percent of the units are conveyed (43 units) and three months after 90 percent are conveyed (78 units), or seven years after the recording of the surveyor's certificate or the first unit transfer. Until turnover, the developer's board members act as the developer.
At turnover the developer must deliver the recorded declaration, articles, bylaws, minutes and financial records, audited from incorporation, the plans and specifications, contractor and supplier lists, warranties, insurance policies and certificates of occupancy. Section 718.301(4) also requires turnover inspection reports under the seal of an architect, engineer or certified reserve specialist covering the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors, and separately elevators, HVAC, pool equipment, seawalls, pavement, drainage and irrigation, notwithstanding the building's age or height, plus the association's most recent structural integrity reserve study.
Section 553.899 requires a milestone inspection of a condominium building of three habitable stories or more by December 31 of the year in which it reaches 30 years of age from its certificate of occupancy, and every 10 years after, and lets the local enforcement agency require it at 25 years where local conditions such as proximity to salt water justify. A tower completed in 2027 would face 2057, or 2052 on the 25-year test. That is our arithmetic, not a schedule anyone has published.
Section 718.301(7) says a defect claim against a developer must be examined and certified by an appropriately licensed Florida professional. Owners inherit a building and, with it, the decision of whether and when to make such a claim, which is one reason turnover paperwork deserves an independent engineer's reading.
At the tower's own parcel, 5100 Baybridge Boulevard, the countywide flood map shows Zone AE, a coastal floodplain with a base flood elevation of 11 feet, on panel 12071C0587G effective November 17, 2022, and the county places the site in Evacuation Zone A and storm surge zone 1. The ordinance requires 90 percent of the parking under the building, and the residences start above that level. It is a map reading at the parcel, not the tower's elevation certificate, which will show the finished floor relative to the base flood elevation.
FEMA's National Flood Hazard Layer returns Zone AE with the subtype coastal floodplain at our test point, a special flood hazard area flag of true, and a static base flood elevation of 11 feet, on panel 12071C0587G. A box of about two thirds of a mile around the point returned both coastal-floodplain and floodway AE polygons and one polygon of Zone X, 0.2 percent annual chance flood hazard in a coastal zone. The developer's elevation certificate, not our point, will show the finished floor and the parking level relative to the base flood elevation.
A federally backed mortgage requires flood insurance in a special flood hazard area, which includes zones starting with A. For a high-rise, the association's master flood policy and any lender requirement matter more than the unit's floor, and the answer depends on the elevation certificate and the insurer. The Village of Estero says anywhere it rains it can flood, and it asks residents to check the flood zone, the evacuation zone and the storm surge layers separately.
Ordinance 2021-12 left hurricane preparedness requirements, green building standards and a construction traffic management plan to be reviewed at the development order, and it required a licensed geotechnical engineer's foundation recommendation before a building permit. It also required 90 percent of parking under the building, which places the parking level where a flood map matters most. We have not read the development order and do not state what it contains.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, and its worst surge fell on the coast and islands. Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County. The tower was not standing for either storm, so West Bay Club's older neighborhoods have a storm history and this one has none.
The association's master policy will cover the structure, and each owner will carry an HO-6 policy for contents, interior and loss assessment. Section 718.111 governs association insurance and section 627.714 unit owner loss assessment coverage. Ask for the master policy summary, the wind and flood deductibles and the developer's stated code edition, and ask an insurance agent for a quote when plans allow.
The Island at West Bay Club lies in Lee County School District Proximity Zone Q for elementary school, Zone GG for middle school and High School South Zone sub-zone 3 for the 2026 to 2027 school year. Zone Q's choices include Pinewoods and Three Oaks elementary schools, and Estero High School is the sub-zone 3 high school. Lee County assigns by choice, so confirm current options with the district.
The district's 2026 to 2027 Student Enrollment Plan lists Bonita Springs, Pinewoods, San Carlos, Spring Creek and Three Oaks elementary schools for Zone Q, and Bonita Springs High, Estero High and South Fort Myers High for sub-zone 3. The Village of Estero's schools page lists Pinewoods Elementary at Stoneybrook Golf Drive, Three Oaks Middle School at Three Oaks Parkway and Estero High School at River Ranch Road.
Lee County divides its choice system into zones with sub-zones. Families rank options within their sub-zone, and assignment depends on preference, proximity and availability, so a school is not guaranteed by a home's address alone. The district's zone tool is the place to check for a specific address once the tower has one in service.
The Village of Estero approved The Island at West Bay Club's height and unit count by ordinance and issues its building permits and inspections through its Community Development Department, while the Lee County Clerk holds recorded instruments. We have read the ordinance, and we have not read the building permit, the development order or any recorded declaration.
We read Ordinance 2021-12 end to end, including its nine conditions and its exhibits, the master concept plan and the pattern book. We read the county roll's single land parcel, the state's condominium extract and the state's corporate list. The Village's permit page directs new construction, remodeling and signage questions to Community Development at 239.221.5036.
We did not read the development order, the building permit set, the foundation report the ordinance requires, the sales contract, the prospectus or any recorded document from the Clerk, whose search is an interactive form. Those are the documents that would show the building's approved design, its permit dates and any conditions beyond the ordinance, and we ask for them on every purchase.
Florida defines completion of a condominium's construction by the certificate of occupancy for the entire building, or its equivalent. The certificate is the moment a title company can close units, and the Village's records would show when it issues. Until then, a closing date in any material is a forecast.
Near The Island at West Bay Club, Williams Road serves the tower and the Village's new Entertainment District, and January 2026 reporting lists Woodfield Estero, Lumio Estero and other projects among the largest under way in Estero. None is inside West Bay Club, and we make no claim about their effect on a unit's price.
The Gulfshore Business report of January 26, 2026 places the tower off US-41 and Williams Road and describes a 40,000 square foot recreation center in Estero's 100-acre Entertainment District off Williams Road, scheduled to open in September 2026. Construction traffic for the tower and other projects uses the same corridor, which is a living condition until mid-2027.
Woodfield, a 46-acre mixed-use project beside Coconut Point Mall at US-41 and Coconut Road with 596 residential units plus office, retail, dining and hotel space, was under construction in that report. Lumio Estero, 330 luxury units on Via Coconut Point, broke ground in December 2025. Estero recorded an estimated $422.1 million in permits in 2025, the second highest since incorporation in 2014.
Daily life at The Island at West Bay Club runs through West Bay Club's manned gatehouse and the tower's own access-controlled lobby, garage and elevators, with Coconut Point shopping and dining, a Lee Health emergency department, the Gulf beaches and Southwest Florida International Airport each within a short drive, though not all are equally close. The Beach Club sits about 20 minutes away on Little Hickory Island.
The developer says the tower sits behind the 24/7 manned West Bay Club gatehouse and adds access-controlled entry at elevators, lobbies, the garage and amenities. The club's open-house policy requires photo ID for visitors, and the developer's sales gallery is open by private appointment on South Tamiami Trail. The developer's site asks visitors whether they are working with a real estate professional, so tell the gallery on your first visit.
The developer describes two underground parking spaces per residence, a mail room with package storage, refrigerated delivery storage and on-site staff for deliveries and home services. Trash handling for the tower is a declaration and management question that we have not seen answered.
These are approximate off-peak drive times that our earlier West Bay Club research collected and rounded.
Destination | Approximate drive |
|---|---|
Coconut Point shopping and dining | about 5 minutes |
Beach Club on Little Hickory Island | about 20 minutes |
Lovers Key State Park | about 20 to 25 minutes |
Southwest Florida International Airport | about 14 miles, roughly 20 minutes |
Lee Health Coconut Point on Via Coconut Point has an emergency department, and the Village lists Gulf Coast Medical Center in Fort Myers and NCH North Naples Hospital in Naples as the closest full hospitals, along with urgent care in Estero.
Selling your The Island at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Island at West Bay Club is the only West Bay Club neighborhood without a closed sale, and the only tower still under construction: its 86 planned residences are priced by asking price near or above the community's highest closings, while the six neighborhoods on our roster have between 19 and 217 built homes and 2 to 18 MLS closings in the last 12 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Neighborhood | Homes | Regime | Built | MLS closings, 12 months | 12-month median where measured |
|---|---|---|---|---|---|
217 | Condominium, two towers | 2007 | 18 | $701,250 | |
92 | Condominium | 1999 to 2004 | 8 | $649,500 | |
The Island at West Bay Club | 0 built, 86 planned | Condominium, declaration not yet recorded | expected 2027 | 0 | none, 8 asks at $4,073,500 median |
64 | Condominium | 1999 to 2004 | 3 | $490,000 (small sample) | |
25 | Homeowners' association | 2016 to 2023 | 2 | $2,700,000 (small sample) | |
19 on the county roll | Unresolved, see its guide | 2003 to 2005 | 2 | $866,000 (small sample; middle pair $825,000 and $907,000) |
The six built or planned neighborhoods hold 417 homes on our roster count, and the West Bay Club community as a whole has 699 dwelling parcels on the 2026 roll. The other five names in the MLS, Nature's Cove, Riverbrooke, Sunset Trace, Chapel Ridge and Laurel Oaks at West Bay Club, are single-family neighborhoods without a recorded name of their own and are covered on the community guide.
Jasmine Bay is the tower product you can buy today: two condominium towers recorded in 2007, 217 homes and 18 closings in 12 months. The Island will be the community's next high-rise. We give this pairing its own decision table below.
Westlake Court is the price neighbor. Its 25 villas were built from 2016 to 2023 under a homeowners' association, and its 12-month median of $2,700,000 on two sales is a small sample. The Island's lowest ask, $2,699,000, sits on that number, for a very different product: a condominium residence in a tower rather than a detached villa.
Indigo Shores at West Bay Club is a 92-home carriage-home condominium built between 1999 and 2004, with a $649,500 median across 8 closings in 12 months. The ratio between the two neighborhoods' prices is about six to one on the median ask against the median close, which shows how wide West Bay Club's price ladder is.
Turtle Pointe at West Bay Club, also spelled Turtle Point in the MLS, has 64 condominium homes and, like The Island, eight active listings, though its eight sit against 3 closings in 12 months at a $490,000 median. Together the two neighborhoods account for 16 of the community's 27 active listings.
Turtle Pointe Cove is the smallest neighborhood on the roster, with 19 homes on the county roll and a state register that lists 38 units, and it has no active listing. It is a useful reminder that a neighborhood's count depends on which record you read, which is why this page names its source for every figure.
Selling your The Island at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose The Island at West Bay Club for a new 24-story tower with corner residences from about $2.7 million by ask, and delivery anticipated in mid-2027; choose Jasmine Bay for a 2007 tower you can buy and close on now, with 18 closings in 12 months at a $701,250 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | The Island at West Bay Club | Jasmine Bay |
|---|---|---|
Status | Under construction, delivery anticipated mid-2027 | Built 2007, two towers |
Homes | 86 planned, 0 built | 217 on the 2026 roll (108 North, 109 South) |
Height | 24 stories per developer, 23 over parking per ordinance | Not confirmed in our records |
Regime | Condominium, declaration not yet recorded | Two condominiums recorded June and August 2007 |
Bedrooms | 3 plus den or 4, plus den in the penthouse | 3 on 213 parcels, 4 on 4 (roll) |
Living area | MLS 3,324 to 3,680, one at 6,270 | Roll 1,551 to 4,369, median 1,924 |
Association | Not yet formed | Two condominium associations and a master, managed by Southwest Property Management |
MLS closings, 12 months | 0 | 18, median $701,250 (middle pair $700,000 and $702,500) |
MLS closings, 24 months | 0 | 25, median $925,000 |
MLS closings, 60 months | 0 | 64, median $910,000 (middle pair $900,000 and $920,000) |
Median $ per MLS sq ft, 12 months | none | $395.67 |
Median days on market, 12 months | none | 142 |
Median sold-to-list, 12 months | none | 93.5% |
Active listings, Sep 29, 2026 | 8, median ask $4,073,500 | 7, median ask $699,900 |
Ask range | $2,699,000 to $10,099,000 | $539,000 to $2,299,900 |
Median ask per MLS sq ft | $1,194.04 | not computed |
Months of supply | not computable | 4.7 |
County qualified sales, 2025 | none | 9, median $1,050,000 |
County qualified sales, 2026 to July 29 | none | 13, median $700,000 |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums extract; Village of Estero Ordinance 2021-12; the developer's published materials. MLS and county figures are never mixed.
Certainty and price. Jasmine Bay's price can be read from 64 closings in 60 months, while The Island's can be read only from asks, which run about three times Jasmine Bay's median price per square foot when we put $1,194.04 beside $395.67. Asks against closings are a poor comparison, and the tower's new finishes, corner plans and terraces are not the same product as a 2007 unit, so we treat that ratio as scale, not as a premium.
A Jasmine Bay buyer closes on a finished building with a known association, a known budget history and a milestone date that is decades away, and a pre-construction buyer takes schedule, completion and turnover risk in exchange for a new building with a new-construction warranty and a choice of floor and view, subject to what remains unsold. That is a trade, not a verdict.
Choose The Island at West Bay Club if you want a new corner residence, are comfortable committing before completion and can read a prospectus, a budget and a contract with an attorney beside you. Choose Jasmine Bay if you want to close soon, see sales history and compare buildings you can walk through. If you are weighing both, the West Bay Club gate, the club's amenities and the Village of Estero are the same, and only the building, the association and the risk differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we walk you through both.
Selling your The Island at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Island at West Bay Club's strengths are a new building of only 86 corner residences inside an established gated community with a rebuilt Beach Club, plus a Village-approved design; its weaknesses are no closed sales, no published fees, a moved delivery date and a flood map that puts the site in Zone AE at our test point.
Selling your The Island at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a The Island at West Bay Club listing agent, or thinking, 'I need someone to sell my The Island at West Bay Club home...' you are selling into a building with no resale history, where the contract, the developer's inventory 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 8 active The Island at West Bay Club listings in the Southwest Florida MLS, pulled September 29, 2026, and every closing in the 60 months before that, which is none. 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 The Island at West Bay Club home valuation. Jesse follows up with the nearest evidence for your residence: the asks by floor plan, the developer's price movement and the closings at Jasmine Bay and Westlake Court that bracket it. For the full playbook, see our West Bay Club seller guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our The Island at West Bay Club seller's guide walks through the sale step by step, and the The Island at West Bay Club home valuation page shows how homes here are priced.
Selling here? Start with our The Island at West Bay Club seller's guide.
That depends entirely on the developer's contract form, which we have not seen. Ask for the assignment, resale and marketing terms in writing before you sign, and have an attorney read them. We can give you the market context but not the answer to a contract question.
No one can say from the record, because nothing has closed. The nearest evidence is the eight asks, the developer's price schedule and nearby closings, and each is a different kind of number.
Very likely for as long as the developer holds inventory, because a first-time buyer can choose a floor and view from the developer. Price your resale against the developer's current schedule and incentives.
That is set by the declaration, which has not been recorded. Ask for the sale procedure and any application fee before you list, and build any approval time into the contract.
Access runs through the manned West Bay Club gate, and the club's open-house policy requires photo ID for visitors. We follow the club's process and the building's once it exists.
The Island at West Bay Club 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 read the ordinance, the statutes and every active listing before writing this pre-construction 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 The Island at West Bay Club 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 The Island at West Bay Club 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 has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Michael Gatz, verified Google review
★★★★★ “Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
Selling your The Island at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Island at West Bay Club? 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 The Island at West Bay Club, a pre-construction condominium tower in Estero, answered from the developer's published materials, Village of Estero Ordinance 2021-12, Florida statutes and the eight active listings. Where a record is not public, the answer says so.
The Island at West Bay Club is a luxury condominium tower under construction inside the gated West Bay Club community in Estero, Florida, developed by Kolter Urban. The developer describes 86 corner residences and a mid-2027 delivery target, and Ordinance 2021-12 entitles up to 88 units.
No. It is under construction, and the developer's own construction-update page is the record to watch. Nothing has closed, the Lee County Property Appraiser shows a land parcel and not residences, and the association does not yet exist as a Florida corporation or as a state condominium record.
It sits inside the manned gate of West Bay Club in Estero, ZIP 33928. We use no street number, because the Census geocoder returned no address match for the tower, and the FEMA reading we cite was taken at the club's address point.
Kolter Urban is the developer named on the developer's site, its groundbreaking release and its portfolio page. Ordinance 2021-12 is the Village approval that governs the site, and it is the public record of what the developer is allowed to build.
The developer publishes 86 residences, and Ordinance 2021-12 allows up to 88 units. We read the 88 as the entitlement ceiling and the 86 as the plan. Either way, it is a boutique count of about four homes per floor, according to the developer.
The developer describes 24 stories, and the ordinance describes 23 stories over parking. We treat these as the same building counted two ways: 23 habitable stories plus a parking level. Ask the developer's contract documents which count controls before you rely on either.
The developer's current materials target mid-2027, which is later than the end-2026 date it gave earlier. Delivery dates in a pre-construction contract are targets with conditions, so read the contract's completion and delay clauses with an attorney and treat the date as an estimate.
On September 29, 2026, eight residences were active in the Southwest Florida MLS, asking from $2,699,000 to $10,099,000 with a median ask of $4,073,500 (n = 8). The developer's 2026 FAQ speaks of prices from about $2.7 million, so the lowest ask matches that figure.
No. There are zero MLS closings in 12, 24, 36 and 60 months and no qualified county sale. Any price you see today is an asking price, and we publish no median sold price, price per square foot from closings, days on market or sold-to-list figure for this tower.
The MLS lists 3,324 to 3,680 square feet for the seven standard residences and 6,270 for the one large penthouse-style listing. Published ranges differ by source, and the developer does not state its measurement definition, so compare plans by the same measure before comparing prices.
The active listings show 3 bedrooms plus a den and 4 bedrooms, and the large listing shows 4 plus a den. Baths run from 4 to 5. The developer's residences page is the reference for floor plans, and the MLS entries only summarize them.
All eight active listings show 333 days on market as of September 29, 2026. That is the MLS clock on listings entered together, not a sign of eight failed sales campaigns, and days on market for a pre-construction listing measures the calendar, not buyer demand.
By ask, the median is $1,194.04 per MLS square foot. That figure divides asking price by listed area, so it is an asking metric, not a sale metric. Jasmine Bay's 12-month closed median is $395.67, and the two should not be read as a like-for-like premium.
Florida Statutes section 718.202 governs deposits on residential condominium units sold before completion: deposits are held in escrow, and the statute allows a developer to use deposits above ten percent for construction only if the contract permits it. Read the escrow agent, release conditions and default clauses before you sign.
Under Florida Statutes section 718.503, a buyer of a developer's unit has a statutory period, generally 15 days after receiving the contract and required documents, to cancel. The clock depends on receiving the complete package, so keep dated proof of what you received and when.
Section 718.503 lists the prospectus or offering circular, the declaration and exhibits, the budget and other items, and section 718.504 describes the prospectus and its frequently asked questions and answers sheet. Ask for every exhibit, because a package missing a budget or the rules leaves the cancellation clock unsettled.
They are not public. The tower's association has not been recorded or incorporated, so no budget, assessment schedule or reserve funding is on file with the state, and the developer's fee statements are marketing figures until they appear in the contract's budget exhibit.
The developer's materials describe club membership as available to residents, and the club's own membership FAQ describes an application process, so membership should be treated as applied for and not automatic. Golf, social and beach memberships carry their own costs, separate from the tower's association fees.
The club's membership FAQ publishes a cap, and the West Bay Club hub page gives a slightly different figure. Because the cap and the waiting rules can change, confirm the current number and your place in line with the club before you rely on golf access.
The developer's amenities page and the club's Beach Club page describe a Beach Club that West Bay Club rebuilt and reopened in 2024. Access and use rules for residents are set by the club, so ask for the current membership terms in writing.
The developer's amenities page lists tower amenities and describes underground parking with two spaces per residence, and its FAQ describes on-site staff for deliveries and home services. The declaration and budget will decide which services are common expense, so match each promised amenity to a budget line.
At the club address point, the FEMA National Flood Hazard Layer returned Zone AE with a base flood elevation of 11 feet on panel 12071C0587G. That reading is a point query and not a survey of the tower footprint, so an elevation certificate for the completed building is the document that decides your insurance.
The tower was not standing for either storm, so it has no storm history. The National Hurricane Center's reports on Ian in 2022 and Milton in 2024 describe the regional events, and any claim about how this building performs must wait for the building and its engineering documents.
Condominium owners typically carry an HO-6 policy, and Florida Statutes section 627.714 addresses the association's loss assessment coverage and owners' policies. The association carries the building policy, and the mortgage lender may require flood coverage, so get quotes from your agent before you commit.
Nothing we found in Ordinance 2021-12, the developer's site or the club's public materials describes an age restriction for the tower. Age restrictions would have to appear in the recorded declaration, which does not yet exist, so confirm it in the contract documents.
That is set by the declaration and rules, which are not yet recorded. Minimum lease terms, approval steps and rental caps vary by building, so ask the developer for the draft rental provisions before you sign, especially if the purchase is meant as an investment.
Pet rules will be in the declaration, and none are public yet. Federal fair housing rules treat assistance animals separately from pets, as the U.S. Department of Housing and Urban Development explains, so a building's pet limits do not decide a valid assistance animal request.
School assignment belongs to the Lee County School District, which sets zones and can change them. The Village of Estero's schools page and the district's school pages for Pinewoods Elementary and Estero High School are starting points, but confirm the assignment for your address with the district before you buy.
The costs include title charges, doc stamp tax on the deed at $0.70 per $100 under Florida Statutes section 201.02, and the association's capital contribution or transfer charges. Who pays each item is set by the contract, and the developer's form often differs from a resale form.
The Lee County Property Appraiser assesses each parcel as of January 1, and a pre-construction site carries land or partial-completion value until the residence is complete. Section 689.261 requires a property tax disclosure summary because taxes can change after a sale, so do not assume the seller's or the developer's number will hold.
Florida's homestead exemption in section 196.031 depends on making the home your permanent residence as of January 1. A second home does not qualify, and a first-year owner should check the Property Appraiser's filing deadline and rules after closing.
Many buyers pay a deposit schedule during construction and arrange financing near completion, and lenders underwrite the condominium project as well as the buyer. The Consumer Financial Protection Bureau's closing disclosure guide explains the loan paperwork, and a lender's project approval depends on the recorded declaration and budget.
Yes, because the developer's sales team represents the developer. Florida Statutes section 475.278 requires brokers to disclose their relationship to the buyer, and a buyer's agent from McGreevy and Comisar reads the contract, compares the asks and brings the nearby closings. Ask about our buyer representation terms before you visit the sales office.
Jasmine Bay is a 2007 two-tower condominium with 217 homes, 18 closings in 12 months and a $701,250 median. The Island is new, has no closings and asks about $4.07 million at the median. Our decision table above sets them side by side on status, size, fees and risk.
The main risks are schedule delay, a change to the plans or the budget, a developer that does not complete, and buyer default. The escrow rules and cancellation period reduce some of those, and an attorney reviewing the contract before signing is the practical protection.
The Village of Estero's permits page and Lee County Community Development are the public starting points, and the Village's Ordinance 2021-12 states the approval conditions. Ask the developer for the building permit and site plan numbers, then look them up yourself before you rely on a marketing statement.
The first buyers purchase from the developer under the developer's contract, with statutory disclosures and escrow protections. A later owner sells under a resale contract with an estoppel certificate from the association. Until the tower closes, every sale is the first kind.
Anyone weighing a purchase, a contract review or a comparison with Jasmine Bay, Westlake Court or other West Bay Club neighborhoods. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Marc can be reached at (239) 287-5873.
These are the questions sellers ask most about The Island at West Bay Club, from contract holders who may want out before completion to future owners and owners elsewhere in West Bay Club. Answers come from the public record. Since nothing has closed, we say so. For a valuation, use the free home valuation or Call Jesse direct at (239) 898-6072.
That depends on the developer's contract, which controls assignment and resale before closing. Some developer forms prohibit assignment, some allow it with consent and a fee, and some allow it after a waiting period. Ask for the exact clause before you sign, and have an attorney read it.
No one can price it from closed sales, because there are none. The nearest evidence is the eight active asks from $2,699,000 to $10,099,000, the developer's own schedule and nearby closings at Jasmine Bay and Westlake Court. For a residence-specific opinion, use the free home valuation.
Price against the developer's current schedule and incentives first, because a first-time buyer can choose a floor and view from the developer. Then compare the closest built product, keeping asks and closings apart. We build that comparison for each seller and show which numbers are asks.
Very likely, for as long as the developer holds inventory. The active listings all sit at the same 333 days on market, which suggests they were listed together, and a resale seller competes with those listings and with the developer's own sales office.
We cannot measure that, because there is no closing at The Island to measure. The two products differ in age, price and building, so a Jasmine Bay owner should expect buyers to compare them, without expecting the asks at The Island to set the price in Jasmine Bay.
That is a declaration question, and the declaration is not yet recorded. Some Florida condominium associations approve buyers, and some do not. Ask the developer for the draft sale and transfer provisions, and build any approval time into your contract dates.
An estoppel certificate is the association's statement of what you owe and any pending assessments, and Florida Statutes section 718.116 governs when it must be issued and what it may cost. Expect to order one at resale, and expect the club's transfer paperwork to be separate.
Gather the declaration and amendments, bylaws, rules, the current budget, the most recent financial statements, any structural integrity reserve study, the association's insurance summary and any special assessment notices. Sections 718.111 and 718.112 describe the association's records and the buyer's right to see them.
Florida requires disclosure of known facts that materially affect value and are not readily observable, and section 689.261 requires a property tax disclosure summary in a residential sale. A seller should also disclose flood history and insurance claims if known, so ask your agent and attorney what applies.
Florida Statutes section 201.02 sets the deed tax at $0.70 per $100 of consideration, and the Florida Department of Revenue explains it. The contract decides who pays, and in Florida the seller customarily pays it on a resale, but a developer's first sale can differ.
Expect the brokerage commission, doc stamp tax, the title premium if the contract assigns it to you, the association's estoppel fee, any transfer fee and prorated dues and taxes. Our cost-of-selling worksheet for Florida sellers sets these out, and the exact split depends on your contract.
We cannot give a days-on-market figure, because nothing has closed. The active listings have been on the market 333 days as a group, which shows the calendar of the offering and not the time a resale will need. Expect timing to depend on price, floor plan and the developer's activity.
That depends on your contract and your finances. Before completion a contract holder has the option and schedule risk of the developer's terms, and after completion an owner has a building buyers can walk through. Ask an attorney and your agent to compare the assignment terms with the closing calendar.
Access runs through the manned West Bay Club gate, and the club's open-house policy, published as a PDF, requires visitor procedures. Follow the club's process, and once the tower is open, its own rules will apply as well.
Sign rules will come from the tower's declaration and rules, and the club's policies apply inside the community. Ask before you place anything. Sign rules are commonly set by an association's rules, so this is a question for the declaration and rules, not a guess.
Lenders typically ask for the association's questionnaire, budget, insurance certificate and financial statements, and they review the project's owner-occupancy and delinquency levels. In a tower that has just turned over, expect a slower package while the association is new.
Reserve balances stay with the association and do not refund to you at sale. Section 718.112 sets the reserve and structural integrity reserve framework, and a buyer's agent will look at reserve funding when they read your documents, so a well-funded reserve helps a seller.
Florida Statutes section 553.899 requires milestone inspections for buildings that reach a statutory age, and the Division of Condominiums page explains the inspection and reserve study filings. A new tower is decades from its first milestone, but buyers will still ask for the inspection and reserve documents that apply.
Yes, if one is pending, because it must be disclosed and buyers price it in. Section 718.116 governs assessments, and the estoppel certificate shows what is owed. In the first years a developer may guarantee or fund assessments, so ask what happens when that arrangement ends.
Florida Statutes section 718.301 sets the turnover triggers, including three years after 50 percent of the units are conveyed and three months after 90 percent, among others. Until turnover the developer appoints the majority of the board, so a seller should know the turnover timeline.
Yes. Section 718.116(9) lets a developer guarantee assessment levels for a period or be excused from paying its share, and a buyer's agent will ask whether that period is ending. An end to the guarantee can lift owners' fees, and buyers will want that history.
If the declaration limits leasing, the buyer pool changes, and some investors will pass. If it allows leasing, lenders may look at the share of investor-owned units. Both effects appear only once the declaration is recorded, so watch that document.
The club's membership FAQ describes the application process and the categories, and membership status may or may not transfer with a home. A buyer's decision often depends on golf or social access, so get the club's transfer terms in writing and disclose them in the listing.
Possibly. The IRS explains in Topic 701 the exclusion of up to $250,000 of gain, or $500,000 for joint filers, when you owned and lived in the home for two of the last five years. Topic 409 covers capital gains generally. Talk to a tax adviser, since we do not give tax advice.
Section 193.155 caps the annual increase in assessed value for a homestead, and the cap resets when ownership changes, so the buyer's first bill after your sale can be much higher than yours. Buyers and their agents know this, so it belongs in a fair price conversation.
Owners in Jasmine Bay, Indigo Shores, Turtle Pointe and Westlake Court should track the tower's asks and closings, because buyers will compare them. Our comparison table above shows each neighborhood's 12-month closings and median, and the neighborhood guides give the detail for each.
No. We describe the property and its features, and Florida's Fair Housing Act in section 760.23, along with the federal law, prohibits discrimination in the sale of housing. Our listing copy talks about the building, the plan, the views and the location, never about who should buy.
Florida Statutes section 475.25 requires an exclusive listing agreement to be in writing, to have a definite expiration date and to state the fee and terms, and section 475.278 requires the brokerage relationship disclosure. Read the term, fee, cancellation and protection-period language before you sign.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we track every active listing and closing in West Bay Club, and we tell you plainly when a number is an ask and not a sale. Jesse is at (239) 898-6072.
Read your contract if you hold one, then request a free home valuation or Call Jesse direct at (239) 898-6072. We compare your floor plan with the eight asks, the developer's schedule and the closest built comparables, and we tell you what we cannot know.
At a tower that is not yet built there is nothing to repair, and after completion the association controls the exterior and common areas. Inside your residence, buyers look at finishes, terraces and any upgrades, and we tell each seller which changes are worth documenting.
Buyers ask for the association's master policy summary, your HO-6 declarations, any loss history and, in a flood zone, flood coverage. Florida Statutes section 627.714 covers unit-owner loss assessment coverage. Ask your agent to gather these before your first showing.
The Florida Department of Business and Professional Regulation publishes a license lookup for real estate professionals, and Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) can be verified there. Verify any agent you consider, and ask them to show you their recent closings in the building or the neighborhood.
Every market figure names its source and date: the Southwest Florida MLS Matrix pulled September 29, 2026, and the Lee County Property Appraiser's roll and recorded sales through July 29, 2026. The Sources list below names each public record, and the build notes state what could not be sourced.
Every fact on this The Island at West Bay Club guide traces to a primary record below: the Village of Estero's Ordinance 2021-12, the developer's own materials, the club's published documents, Florida statutes and state records, Lee County and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
West Bay Club, estoppel and resale closing amounts: https://www.westbayclubs.com/neighborhoods/estoppel
Lee County Property Appraiser, HazardsFloodZones service: https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer
Village of Estero Building Permit Report, October 2024: https://estero-fl.gov/wp-content/uploads/library-ada/Community%20Development%20Applications/Building%20Permit%20Applications/Building%20Permit%20Reports/October%202024%20Building%20Permit%20Report.pdf
The Island at West Bay Club, "The Island at West Bay Club Reaches Floor 24 as Interior Construction Advances", September 3, 2026: https://islandwestbay.com/the-island-at-west-bay-club-reaches-floor-24-as-interior-construction-advances/
School District of Lee County, SchoolProximityZones_2627 service: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/SchoolProximityZones_2627/FeatureServer
School District of Lee County, Plan for Student Enrollment 2026 to 2027: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
The key documents for The Island at West Bay Club are published by the Village of Estero, the club, the State of Florida and the federal government; the table links each to its issuing authority. The declaration of condominium will be available through the Lee County Clerk's official records once it is recorded.
Document | Issued by | Date | Link |
|---|---|---|---|
Ordinance 2021-12, West Bay zoning | Village of Estero | 2021 | |
Open house policy | West Bay Club | current file | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Sales or reservation deposits before closing, Fla. Stat. 718.202 | State of Florida | current statute | |
Developer disclosure prior to sale, Fla. Stat. 718.503 | State of Florida | current statute | |
Milestone inspections, Fla. Stat. 553.899 | State of Florida | current statute | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for The Island at West Bay Club. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
1,017 people live in West Bay Club - The Island at West Bay Club, where the median age is 66 and the average individual income is $86,603. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around West Bay Club - The Island at West Bay Club, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including The Veranda, The Hungry Pony foodcart, and Gulf Coast Nutrition.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 1.19 miles | 3 reviews | 3/5 stars | |
| Dining | 1.31 miles | 4 reviews | 4/5 stars | |
| Dining | 1.51 miles | 22 reviews | 4.5/5 stars | |
| Dining | 1.54 miles | 0 reviews | 0/5 stars | |
| Dining | 1.54 miles | 0 reviews | 0/5 stars | |
| Dining · $ | 1.54 miles | 2 reviews | 1/5 stars | |
| Dining | 1.67 miles | 0 reviews | 0/5 stars | |
| Dining | 1.83 miles | 9 reviews | 4/5 stars | |
| Dining | 1.85 miles | 0 reviews | 0/5 stars | |
| Dining | 1.97 miles | 0 reviews | 0/5 stars | |
| Dining | 1.97 miles | 18 reviews | 3.6/5 stars | |
| Dining | 1.99 miles | 1 review | 5/5 stars | |
| Dining | 2.01 miles | 0 reviews | 0/5 stars | |
| Dining · $$ | 2.02 miles | 207 reviews | 4.3/5 stars | |
| Dining | 2.05 miles | 9 reviews | 4/5 stars | |
| Shopping | 2.01 miles | 0 reviews | 0/5 stars | |
| Active | 0.85 miles | 1 review | 5/5 stars | |
| Active | 1 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.5 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.88 miles | 1 review | 5/5 stars | |
| Beauty | 1.95 miles | 16 reviews | 2.6/5 stars | |
| Beauty | 2.03 miles | 0 reviews | 0/5 stars | |
| Beauty | 2.05 miles | 1 review | 5/5 stars | |
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West Bay Club - The Island at West Bay Club has 550 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in West Bay Club - The Island at West Bay Club do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 1,017 people call West Bay Club - The Island at West Bay Club home. The population density is 1,567 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
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25-64 Years
65-74 Years
75+ Years
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Average Household Size
Average individual Income
Households with Children
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Blue vs White Collar Workers
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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.
