Turtle Pointe Cove is a 19-home neighborhood of detached homes built 2003 to 2005 inside gated West Bay Club in Estero, a condominium regime on the state register, with every recent closing listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Turtle Pointe Cove is a condominium neighborhood inside the master-planned community of West Bay Club in Estero, Florida. It is the smallest of West Bay Club's sub-associations by home count: 19 detached homes on one street, built 2003 to 2005, in a condominium whose declaration the state's register shows recorded on January 20, 2004. Two Southwest Florida MLS closings in the last 12 months, both in June 2026, had a median of $866,000. 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 Turtle Pointe Cove at West Bay Club Condominium Association, Inc. in Estero, Lee County, ZIP 33928. It is not Turtle Pointe at Waterview, a defunct Florida corporate name unrelated to West Bay Club, not Indigo Isle at The Brooks, and not the Laurel Oaks subdivision elsewhere in Estero; and inside West Bay Club it is not Turtle Pointe at West Bay Club, the 64-unit carriage-home condominium that shares its street name. The Southwest Florida MLS spells the neighborhood "Turtle Point Cove"; the county roll, the state and the association write "Turtle Pointe Cove". Same place.
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 Turtle Pointe Cove home has cost, what the public record says about how it is owned, and which documents you must ask for before you write an offer. One of those questions is the reason this page exists: the state calls the neighborhood a condominium and the county taxes it as single-family homes, and we explain below how both are true and what remains unread. Where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Turtle Pointe Cove because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and a neighborhood read built from every MLS closing, the county's parcel roll and the state's condominium register.
If you're searching for the best realtor for Turtle Pointe Cove in West Bay Club, Estero, whether you're ready to sell your Turtle Pointe Cove home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Turtle Pointe Cove home from its own recent sales, and we do that below in the open.
Recent Turtle Pointe Cove track record (last 12 months): In the last 12 months Turtle Pointe Cove has seen 2 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $866,000 (n = 2, even, the mean of the middle pair $825,000 and $907,000, a small sample), $1,732,000 in total volume and a median sold-to-list ratio of 94.4%. The highest-priced resale in that window was $907,000 for a home of 1,989 square feet in June 2026. We publish no count of Turtle Pointe Cove sales we represented, because none is on file for this neighborhood, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked both Turtle Pointe Cove closings in the Southwest Florida MLS, and we tracked all 9 closings the MLS holds for the neighborhood since January 2023. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Turtle Pointe Cove sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. In a 19-home neighborhood the marketing has to reach the buyer who wants a detached home inside West Bay Club at a price below the estate streets, and the paperwork has to be ready early: the club's estoppel and closing amounts, and the condominium association's own estoppel through its manager.
For Turtle Pointe Cove buyers: the first question is what you are buying, because the state register lists a condominium and the county taxes single-family homes. The second is the carry, because the association's dues are not public. The third is the club, because West Bay Club's golf membership is an equity certificate that transfers with the home only when the seller holds one.
Honors and recognition:
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Turtle Pointe Cove means a detached home on a numbered lot along one street inside gated West Bay Club, an association that shares the neighborhood's common tracts, and a place near River Park on the Estero River, which the club describes as single-family homes with attractive pricing and an ideal location for families.
Turtle Pointe Cove is 19 residential parcels on the Lee County Appraiser's 2026 tax roll, all classed as single-family residential use, plus four common-element tracts lettered A to D. The homes were built between 2003 and 2005, with 16 of the 19 carrying a 2004 year built. The state's condominium register lists the project with a different unit count, 38, and we cannot say from public records why; both figures are stated here as recorded.
All 19 homes are on a single street, Ridgepoint Drive, with 11 homes on one side and 8 on the other. The same street name is used by the carriage-home condominium Turtle Pointe at West Bay Club, whose 64 units carry unit numbers such as 101 and 202 in the county roll, while every Turtle Pointe Cove home has a plain street address. That difference in address style is the fastest way to tell the two neighborhoods apart on a listing.
The record supports three uses of the property: a full-time home for a household that wants a detached house inside a gated club community, a seasonal residence, and a house near River Park for a buyer who wants the club's outdoor amenities without paying an estate-street price. We read these from the price, size and location of the homes, and we describe the property, not the people who own or rent it.
Daily life runs through West Bay Club's staffed gate and its member portal, with River Park on the Estero River for kayaking and the boat launch, the Bay House pool and fitness building, the Sports Park courts and the dog parks. Whether a given household can use the golf course, the dining rooms or the Beach Club on Little Hickory Island depends on club membership, which is separate from owning the home.
Five things buyers sometimes assume. No amenity center of its own: the carriage-home neighbors at Turtle Pointe have their own clubhouse, but the county roll shows only four common-element tracts at the Cove and does not say what is on them. No new construction: the homes date from 2003 to 2005 and every sale is a resale. No published association fee: the dues are not on any public page we could read. No 55-plus restriction: we found no age-restricted declaration. No golf membership that comes automatically with the deed: the club's own FAQ says memberships transfer only when a Premier member sells a home.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turtle Pointe Cove is both, in different records: the Florida Division of Condominiums lists it as a condominium with a declaration recorded January 20, 2004, and its association is a condominium association, while the county assesses all 19 homes as single-family residential parcels. The legal regime is a Chapter 718 condominium; the physical product is detached homes.
The Florida Division of Corporations lists Turtle Pointe Cove at West Bay Club Condominium Association, Inc. as a Florida not-for-profit corporation, filed January 15, 2004, with an active status. Its principal and mailing address, unchanged since April 2009, is a Naples office suite, and it has filed an annual report in every year from 2005 through 2026, the latest on March 29, 2026. The record shows no amendments or name history.
The Division of Condominiums' public extract for Lee County lists a project named Turtle Pointe Cove at West Bay Club, a Condo, with 38 units, a declaration recording date of January 20, 2004, a status of Approved and Recorded, and the association's contact in care of a Naples property management company at the same Naples suite Sunbiz lists. That register only lists projects created under the Condominium Act, so its listing is the strongest single indicator of the legal regime.
The Lee County Property Appraiser's 2026 roll assesses all 19 homes as single-family residential parcels, each on its own numbered lot, and four common tracts as common-element parcels. Every parcel's legal description begins with the neighborhood name and cites the same recorded instrument by book and page, plus a lettered phase, block and lot, for example a home described as phase A, block I, lot 1. The roll names phases A through T across the 19 homes and the tracts.
West Bay Club's own website describes Turtle Pointe Cove as single-family homes with attractive pricing and an ideal location near River Park. The Southwest Florida MLS carries the neighborhood under its own subdivision name, "Turtle Point Cove". Neither source describes the legal regime.
The tax class is the appraiser's use classification, not a statement of how title is held. Florida's Condominium Act allows a condominium to be built in phases, with each phase added by a recorded amendment, and that is the pattern the lettered phases in the county's legal descriptions suggest. A condominium unit may be a detached home. So the three records are consistent: a phased condominium of detached homes, taxed parcel by parcel.
Source | What it records | Date | Reading |
|---|---|---|---|
Florida Division of Corporations | Condominium association, active | Filed January 15, 2004 | Condominium regime |
Division of Condominiums register | A Condo, 38 units, Approved and Recorded | Declaration recorded January 20, 2004 | Condominium regime |
Lee County Property Appraiser roll | 19 single-family residential parcels, 4 common tracts, phases A to T | 2026 roll | Tax class only |
West Bay Club website | Single-family homes near River Park | 2026 | Marketing description |
Southwest Florida MLS | Separate subdivision name "Turtle Point Cove" | September 29, 2026 | Search name only |
We did not retrieve the recorded declaration itself. The Lee County Clerk's official records system loads, but a book-and-page search returns the instrument only through an interactive session we did not complete, so we have not read the declaration page by page. That leaves four open questions: why the register says 38 units and the roll shows 19 homes, exactly what a "unit" includes (the lot, the house or both), which exterior and insurance duties belong to the association and which to the owner, and what the lease, pet and sale-approval rules say. The recorded declaration and the association's estoppel package answer all four.
Chapter 718 governs the association's budget, reserves, insurance duties, estoppel certificate and lien rights, and it caps the estoppel fee. If the declaration is silent or limited, a buyer of a detached home in a condominium may still owe association dues, follow association rules and face a special assessment, exactly as a condo owner would. That is why we tell every buyer here to request the declaration before the inspection period ends.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turtle Pointe Cove homes closed 9 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $708,000 median, but only twice in the last 12 months, at $866,000. No window reaches 10 closings, so every sale is listed below and the county's recorded sales carry the long view.
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. Sold-to-list means sold price over final list price. Every window below is a small sample, fewer than 10 closings.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 2 (small sample) | $866,000 (mean of $825,000 and $907,000) | $459.62 | 39 | 94.4% |
24 months | 2 (small sample) | $866,000 (mean of $825,000 and $907,000) | $459.62 | 39 | 94.4% |
36 months | 3 (small sample) | $840,000 | $456.01 | 74 | 94.2% |
60 months | 9 (small sample) | $708,000 | $326.80 | 12 | 96.0% |
The 12-month and 24-month rows are identical because no closing fell between February 28, 2024 and June 2, 2026. The nine closings total $6,640,000 in volume against $6,900,800 in final list prices, and six sold below the final list price while three sold at it. None sold above it.
Nine closings is short of the 10 needed for a headline median, so here is each one, by month, price, bedrooms and area only, newest first. The MLS records baths as full baths with half baths in parentheses, and we show the field as recorded.
Closed | Beds and baths (MLS format) | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Jun 2026 | 3 bed, 2(0) | 1,781 | $876,000 | $825,000 | 94.2% | 78 |
Jun 2026 | 3 bed, 3(1) | 1,989 | $959,000 | $907,000 | 94.6% | 0 |
Feb 2024 | 3 bed, 2(1) | 1,989 | $899,000 | $840,000 | 93.4% | 74 |
Jul 2023 | 3 bed plus den, 2(0) | 1,989 | $900,000 | $900,000 | 100.0% | 0 |
Jun 2023 | 3 bed plus den, 2(1) | 2,738 | $708,000 | $708,000 | 100.0% | 0 |
May 2023 | 3 bed, 2(0) | 2,000 | $629,900 | $610,000 | 96.8% | 57 |
May 2023 | 3 bed plus den, 2(1) | 2,453 | $729,000 | $700,000 | 96.0% | 42 |
Apr 2023 | 3 bed, 2(0) | 1,781 | $549,900 | $500,000 | 90.9% | 12 |
Jan 2023 | 3 bed, 2(0) | 1,989 | $650,000 | $650,000 | 100.0% | 0 |
Four of the nine show zero days on market. That usually means a listing entered and closed together, not a home marketed and sold in a day, so we do not read speed into those rows, and the 12-day median in the 60-month window should be read with that in mind.
In the last 12 months we tracked 2 closings, both in June 2026, at $825,000 for a 1,781 square foot home and $907,000 for a 1,989 square foot home, six days apart. Volume was $1,732,000. Two sales are a small sample, so the $866,000 median describes two homes, not a trend.
The MLS living-area figure of 1,989 square feet appears on four of the nine closings, and its prices ran from $650,000 in January 2023 to $900,000 in July 2023, $840,000 in February 2024 and $907,000 in June 2026 (n = 4, even; the median is the mean of $840,000 and $900,000, or $870,000). The same area therefore covered a $257,000 spread over 42 months. We do not know what condition, updates, lot position or furnishings explain it, and we would not price a home on area alone.
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 sold-to-list |
|---|---|---|---|---|
2023 | 6 | $675,000 (mean of $650,000 and $700,000) | $500,000 to $900,000 | 98.4% |
2024 | 1 | $840,000 | $840,000 | 93.4% |
2025 | 0 | none | none | none |
2026 to September 29 | 2 | $866,000 (mean of $825,000 and $907,000) | $825,000 to $907,000 | 94.4% |
From a $675,000 median in 2023 to $866,000 in 2026 is a rise of about 28 percent, but with six sales in one year and two in the other we describe the direction, not a rate. The more useful fact is the gap: no MLS closing at all in 2025, and no county-recorded arm's-length sale between the February 2024 recording and June 2026.
On September 29, 2026 the MLS showed no active Turtle Pointe Cove listing. With two closings a year and none for sale, the neighborhood is not oversupplied; the constraint is how few homes ever come to market. A buyer who wants one should expect to wait, and to be ready with financing, the association's documents and a view on what the home needs.
This is a public-record sale, not one of ours, and it is the most recent Turtle Pointe Cove closing. A three-bedroom, 1,989 square foot home closed in June 2026 at $907,000 against a final list of $959,000, or 94.6 percent, and the MLS records no days on market. Four facts stand out. It is the highest price in the 60-month MLS record. It closed within 0.4 of a point of the neighborhood's other June sale, at 94.2 percent. It sits $7,000 above the $900,000 the same MLS area reached in July 2023. And the club's published closing amounts, a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee, are about 1.7 percent of that price before the association's own charges, tax and insurance (our arithmetic on the club's estoppel page).
Turtle Pointe Cove has 45 county-recorded qualified sales on file from 2003 to July 29, 2026, but the first nine are builder-era transfers of several parcels on three deeds, so the resale record is 36 arm's-length sales from 2009 on, at a $499,500 median. The 2026 median is $866,000 on two sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
County figures are recorded deed prices flagged as qualified arm's-length sales. They are never compared with MLS square-foot figures, and the roll has no square-foot price.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 2 | $866,000 |
2025 | 0 | none |
2024 | 1 | $840,000 |
2023 | 5 | $700,000 |
2022 | 1 | $745,000 |
2021 | 1 | $512,000 |
2020 | 4 | $527,500 |
2019 | 1 | $520,000 |
2018 | 1 | $525,000 |
2017 | 1 | $495,000 |
2016 | 2 | $462,500 |
2015 | 4 | $527,500 |
2013 | 3 | $420,000 |
2012 | 3 | $405,000 |
2011 | 4 | $403,750 |
2010 | 1 | $500,000 |
2009 | 2 | $382,500 |
2004 | 5 rows on 2 deeds | $481,000 |
2003 | 4 rows on 1 deed | $543,800 |
Since September 29, 2025 the county file shows 2 qualified sales at a median of $866,000, the same two June 2026 closings the MLS lists. The county file has no qualified sale in 2014, 2025 or in any year between 2005 and 2008, and it lists several nominal $100 transfers that are not arm's-length prices and are excluded.
The four 2003 rows all carry the same recorded instrument at $543,800, one deed covering four parcels flagged as vacant land, and the five 2004 rows come from two deeds. Those nine rows are the developer-era transfers, not nine separate home sales. From 2009 on, every qualified row is its own deed: 36 sales in 18 years, or about two a year. The 2009 to 2019 group has 22 sales at a median of $432,000, and the 2020 to 2026 group has 14 sales at a median of $672,500 (our medians from the county rows, n stated).
Median prices in the county record sit around $400,000 in 2011 to 2013, in the $440,000 to $580,000 range from 2015 to 2021, and reach $700,000 in 2023, $840,000 in 2024 and $866,000 in 2026. Small counts move medians, so we describe the direction: the neighborhood's price level roughly doubled between the early 2010s and 2026.
Two sales a year across 19 homes is about 10 percent of the neighborhood turning over annually in the resale era, and 2025 had none. A thin, lumpy market is normal for a neighborhood this small, and it means the last comparable sale is usually more than a year old when a home lists.
Turtle Pointe Cove began as a Florida not-for-profit association filed on January 15, 2004, followed five days later by a condominium declaration the state records as recorded on January 20, 2004, and its homes were built from 2003 to 2005 according to the Lee County roll, with a median year built of 2004.
The Florida Division of Corporations lists Turtle Pointe Cove at West Bay Club Condominium Association, Inc. with a filing date of January 15, 2004 and an active status. It came after the December 1999 corporations for Turtle Pointe at West Bay Club and Indigo Shores at West Bay Club and before the three Jasmine Bay corporations of May 2007, according to our research on the community's Sunbiz records.
The state's register lists the declaration as recorded January 20, 2004 and approved. The county's legal descriptions cite the recorded instrument by book and page and add a second instrument that appears on every parcel, which fits a declaration followed soon after by an amendment adding phases. The county's oldest sales entries for the neighborhood, from March to December 2003, are flagged as vacant land, and the first finished-home transfers appear in January 2004.
The roll's year-built field shows 1 home from 2003, 16 from 2004 and 2 from 2005. The neighborhood was therefore built out in roughly two years, and every home is now 21 to 23 years old. That age is the fact that drives most buyer questions here: roofs, air-conditioning systems, water heaters and windows are at or past their expected service lives unless replaced.
West Bay Club welcomed its first residents in 1998, per the club's 25th-anniversary coverage, and its golf course opened in 1999. Turtle Pointe Cove came later, in the community's mid-2000s residential build-out, before the 2008 Lehman Brothers bankruptcy that reshaped the developer's position and before the members and Indian Hill Partners bought the club and remaining assets in February 2014, as Business Observer reported. The county's qualified resale record for the Cove begins in 2009.
West Bay Club's approved master plan divides the land into numbered pods, and our community research places Turtle Pointe Cove in a single-family pod, but treats that mapping as a working approximation until it is compared with the recorded plat. We do not claim a pod number for the neighborhood.
Turtle Pointe Cove has 19 homes on the county roll in West Bay Club, an association whose dues are not published, and on September 29, 2026 no home for sale. In a neighborhood where 2 homes closed in the last 12 months at a $866,000 median, the seller who prices to the recent sales and has the association paperwork in hand is the one who closes, and the buyer who sees the declaration first is the one who avoids surprises.
Selling a home in Turtle Pointe Cove? Get a free Turtle Pointe Cove 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 in Turtle Pointe Cove? Call Marc at (239) 287-5873, start with our West Bay Club buyer's guide, or read how we represent buyers.
See what your Turtle Pointe Cove home is worth today.
A Turtle Pointe Cove home is a detached house of 1,781 to 2,691 heated square feet on the Lee County roll, with a median of 1,989, built between 2003 and 2005 on a numbered lot. The roll shows eight two-bedroom homes, ten three-bedroom homes and one four-bedroom home among the 19.
The roll's heated areas are 1,781 square feet on three homes, 1,980 on two, 1,989 on seven, 2,283 and 2,285 on one each, 2,500 on one, 2,576 on one, 2,590 on one, 2,598 on one and 2,691 on one. The 1,989 square foot size is therefore the neighborhood's most common, on 7 of 19 homes, or 37 percent, and the 1,781 square foot size is next at 3 of 19. We do not have plan names or builder floor plans for these sizes, so we do not name them.
The roll shows the seven 1,989 square foot homes as two bedrooms on six and three on one, with two or three baths. The MLS, however, marketed 1,989 square foot homes as three-bedroom or three-plus-den in four of four recent closings. That gap is common where a flex room is marketed as a bedroom or a den, and we cannot tell from the public record which is which. A buyer should count closets, egress and the permit history of any enclosed space, and should not assume the MLS bedroom count matches the county's.
The MLS living-area figures on the nine closings (1,781, 1,989, 2,000, 2,453 and 2,738) do not all match the roll's heated areas (which top out at 2,691). The MLS figures for the larger homes are close to, but not the same as, the roll's 2,500 to 2,691. Different measurement standards explain small gaps, and enclosed lanais or garages can explain larger ones, so we use the roll for size comparisons across the neighborhood and the MLS for price per square foot on a specific sale, and never mix the two.
The number of stories, the lot sizes and the construction type are not on the roll data we hold, and the state register does not carry them. We do not guess. The recorded plot plan attached to the declaration would show each home's footprint, and a buyer's inspector will show the rest.
Year built is the county's only condition proxy, and it is a blunt one. A home built in 2004 has a roof, air-conditioning system, water heater, windows and irrigation that are about 22 years old unless replaced. The Village of Estero's permit records would show what has been done, and the association's records would show what it maintains. Hurricane Ian in 2022 and the storms that followed make the roof and screen-enclosure history the first thing to ask for.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Turtle Pointe Cove home sits inside West Bay Club, whose amenities are River Park on the Estero River, the Bay House pool and fitness building, the Sports Park courts and dog parks, an 18-hole Pete and P.B. Dye course and a private Beach Club, but which of those a household can use depends on club membership, not on the deed alone.
The neighborhood's own facilities appear to be limited to its common-element tracts. The county roll lists four of them, lettered A to D, and does not say what is on them, so we do not claim a pool, clubhouse or park for the Cove. The carriage-home neighbors at Turtle Pointe at West Bay Club have their own clubhouse, pool and spa, and the Cove is a separate association.
West Bay Club's own website places Turtle Pointe Cove near River Park and describes the park as a hub on the Estero River with a private boat launch, provided kayaks and canoes, a 12-station exercise course, basketball courts and boat and kayak storage by availability. We have not measured the distance from any Cove address to the park, and we describe it in the club's words.
The club's website lists eight Har-Tru tennis courts, pickleball and bocce, a fitness center, the Bay House and a dog park among its residential amenities. Whether a Cove owner uses them under the community assessment, under a social membership or under a golf membership is a question for the club's membership office, because the public pages do not say.
The club's FAQ says West Bay is an equity, member-owned private golf club whose Premier members receive an equity certificate, that the initiation fee is not refundable, that the cap is currently 300 golf members for 18 holes, and that memberships transfer only when a Premier member transfers a membership with the sale of a home. Our community research quotes a cap of 290 from an earlier source, and we go with the club's current figure. A buyer who wants golf must therefore buy from a seller who holds a Premier membership, or wait for one to become available.
The club's FAQ says a social membership is available for West Bay residents only and directs buyers to the membership director. The Beach Club on Little Hickory Island in Bonita Springs was rebuilt after Hurricane Ian and reopened in March 2024, per Troon Magazine's coverage cited in our community research. Access rules and fees for social members are not published on the pages we read, so we do not quote them.
Nothing in the public record tells us that the golf course, the dining rooms or the Beach Club are included in the association assessment, and the club's own FAQ treats golf as a separate equity purchase. We therefore write nothing here about what is bundled, and we tell buyers to get the current membership options and fees in writing before an offer.
Turtle Pointe Cove owners pay a condominium association whose dues are not published, on top of West Bay Club charges that the club does not list on its public pages either, apart from three closing amounts: a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee. The association's own dues appear only in its estoppel certificate.
The club's estoppel page lists three amounts due at closing without splitting them by neighborhood: a community contribution of $15,000, a transfer fee of $350 and an estoppel request fee of $100, with requests made by email to its accounts receivable office. Together they are $15,450 in charges tied to a sale. The page does not say who pays them, and in a Florida contract that is a negotiated term.
The condominium association's monthly or quarterly dues, any special assessment, its reserve balance and its budget are not on any public page we could read, and neither is the West Bay Club master assessment for a Cove home. Our community research quotes reference points for master dues from older sources, and we do not repeat them here because they are not a current schedule. Third-party listing sites quote association fees for the neighborhood, and we do not treat listing sites as a source.
The state's register lists the association's contact in care of a Naples property management company, the same Naples suite Sunbiz lists as the association's address. That is a register entry, not a confirmation of a current management contract, and the association's estoppel request goes to whoever manages it today.
In a Florida condominium, the association fee usually covers the association's insurance, common-area upkeep, reserves and administration. Whether Turtle Pointe Cove's fee covers roofs, exteriors, insurance or landscaping on detached homes depends on its declaration, which we have not read. Until you hold the estoppel and the budget, treat any all-in monthly carry as an estimate.
West Bay Club has no Community Development District, per our community research, which checked the state's and county's special-district lists. We confirm the absence of a CDD line on a specific parcel's tax record before closing, because buyers should see it on the bill, not take it from us.
At the $866,000 median of the last 12 months, the club's $15,450 in closing amounts equal about 1.8 percent of the price, before the association's own dues and charges. That is a material cash need in a neighborhood where a buyer often pays cash or a large down payment, and it is why the estoppel matters more than any sentence on this page.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turtle Pointe Cove buyers pay layered costs: the condominium association's dues, the West Bay Club community charges, the club's closing amounts of $15,450, an optional club membership, Lee County property tax, and insurance. Only the closing amounts are published. The rest come from estoppels, the club's membership office and the tax roll.
Not public. The association's estoppel certificate states the current dues, any special assessment, any capital contribution or transfer fee the association itself charges at sale, and any amounts owed on the home. Florida caps the estoppel fee at $299 for a current account, per the statute, and requires delivery within 10 business days.
The club lists a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee due at closing. The master West Bay Club Community Association, Inc. is a separate Florida corporation, active, and the equity golf club, The West Bay Golf Club, Inc., is separate again, per our community research on the state's records.
Optional, and not automatic. A Premier golf membership is an equity certificate that transfers with a home only when the seller holds one, and a social membership is offered to West Bay residents. Fees are for the membership office to state in writing.
Lee County property tax is billed on the county's assessed value, parcel by parcel. We do not quote a tax bill for the Cove because it depends on the assessed value, exemptions and millage for the year, and a buyer's first bill can differ from the seller's when the assessment changes after a sale. There is no CDD bond line.
Insurance depends on what the declaration makes the association carry. A buyer should ask whether the association insures the homes, what its deductible is, and what the owner's policy must cover, including wind, flood and loss assessment. Section 627.714 governs loss assessment coverage for unit owners.
At an $866,000 price, cash beyond the price and any lender costs includes $15,450 in club amounts and any charges of the association, then dues to the association and any club membership fees, plus tax and insurance. We do not add these into one all-in figure because the association's dues are unpublished.
The recorded declaration of condominium governs Turtle Pointe Cove, together with the association's articles, bylaws and rules, and West Bay Club's master documents sit above it. The state's register places the declaration's recording on January 20, 2004, and we have not read the instrument, so we state what governs but not what it says.
The declaration is a recorded instrument in the Lee County Clerk's official records, cited on every parcel's legal description by book and page. We do not paraphrase clauses we have not read. A buyer should request it and read the definition of a unit, the maintenance and insurance duties, the use restrictions, the leasing rules and the amendment history.
The association's articles were filed with the state on January 15, 2004, and the Sunbiz record shows no amendment events. Its bylaws and rules are held by the association and its manager. The community's master articles and bylaws, by contrast, are posted publicly on West Bay Club's website, and we link them below.
West Bay Club posts its master articles of incorporation and the master association's bylaws, version dated March 30, 2015, on its site, along with open-house policies. The master declaration of covenants is recorded with the Lee County Clerk and is not hosted publicly, per our community research.
Exterior changes at West Bay Club go through an architectural review committee, and our community research reports a two-layer process where a sub-association also has its own review. Whether the Cove's association reviews changes before the master committee does is a declaration question. A buyer planning a screen enclosure, roof, paint or pool change should ask for both packets.
Whether the association requires approval of a sale or a lease is a question for the declaration and rules, not for the public record. The club's own transfer fee and estoppel process apply at every sale. Ask the association's manager for the current sale and lease procedure and any application fee.
Turtle Pointe Cove is not a 55-plus community as far as any record we found shows. The club's FAQ says its residents come from every stage of life, from families to retirees, and no age-restricted housing for older persons declaration appears in the public record for the neighborhood. We describe the property, not who may live in it.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and communities that do so must meet specific requirements. Turtle Pointe Cove does not advertise or claim one, and neither does the club. A buyer of any age can buy here, subject to the association's ordinary approval and rules, which we have not read.
Age status is a legal fact recorded in a declaration and in a community's filings, and it is not a description of the people who live nearby. We publish only what the record shows, and we suggest buyers who care about it ask the association to confirm in writing.
Renting a home in Turtle Pointe Cove may be possible, but the association's minimum lease term, frequency limit and approval process are not published, and the club's transfer and estoppel process applies at every sale. A buyer who plans to rent should get the rules in writing before making an offer.
The public record we read says nothing about leasing at Turtle Pointe Cove. The state register lists the association and its declaration date, the roll lists parcels, and the club's website does not publish neighborhood rules. So we publish no minimum term and no cap.
Minimum lease terms, the number of leases a year, tenant approval and whether a tenant may use association property are typically set in a declaration and rules. Section 718.106 provides that when a unit is leased, the tenant has the use rights in association property and the common elements and the owner does not, except as a guest, unless the tenant waives them in writing.
We publish no short-term rental rule because none is public. A buyer planning any stay shorter than a month should treat it as not permitted until the association confirms otherwise in writing. Florida's transient rental tax rules apply to any short-term rental that is allowed.
A landlord should request the lease rules, the tenant application and fee, any association or club transfer fee on a lease, whether tenants may have pets, and how gate access passes to a tenant, before making an offer.
Pet rules at Turtle Pointe Cove are set by the association and the club, and we found no published rule for either. West Bay Club has two dog parks, so pets are part of community life, but size, breed and count limits for a Cove home must be confirmed in writing.
We cannot state the number, size or breed limits and we do not publish a blanket rule. We can say that assistance animals for a person with a disability are handled under federal fair housing rules, which apply to condominiums regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
The club's website lists a dog park among its amenities, and the Village of Estero's design review board approved a West Bay dog park in May 2018, per the Village. Our community research describes one park for large dogs and one for small dogs, and we do not add more than the club's page supports.
Ask the association's manager for the pet rule and the club for the community rule. A written answer before you go under contract avoids a surprise at closing.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and the public record we hold does not give Turtle Pointe Cove's story count. Reserve budgeting under Chapter 718 applies to the association regardless, so a buyer should ask for the budget and reserve schedule.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies for condominium buildings three or more habitable stories tall, and later bills, including House Bill 913 in 2025, refined them. Section 553.899 sets the milestone inspection rule and Section 718.112 the reserve and reserve study duties.
The homes were built between 2003 and 2005 and are detached on numbered lots, so it is likely that none is three stories tall, in which case the milestone and structural reserve study rules would not apply. We do not have the story count from a public record, so we say only that a buyer should ask the association whether any building is three or more habitable stories and, if so, for its milestone report and reserve study.
Even where the three-story test is not met, Section 718.112 requires a condominium association to budget for reserves for roof replacement, painting, pavement and other capital items unless the unit owners have properly waived or reduced them, and the budget shows what the association has set aside. Reading the budget and the reserve schedule is the buyer's best view of how prepared a neighborhood of 20-year-old homes is for its next roof.
The Division of Condominiums register lists Turtle Pointe Cove's project as approved and recorded. That is the registration status of the declaration. It is not a finding about the homes' condition, and it says nothing about reserves. The Division's structural reserve reporting database lists associations that have filed a completed study, and a buyer can ask the association whether it appears there.
Section 718.503 requires a resale seller of a condominium unit to give the buyer the governing documents, budget and related disclosures, and Section 718.116(8) gives the estoppel certificate and caps its fee. Buyers should get the declaration, articles, bylaws, rules, the current budget and financial statement, and any reserve study before the inspection period ends.
At eight points we placed along Ridgepoint Drive with the U.S. Census geocoder, FEMA's flood map shows Zone AE, a coastal floodplain with a base flood elevation of 11 feet, inside the special flood hazard area, on the panel effective November 17, 2022. That is a map reading for street-range points, not a parcel survey.
FEMA's National Flood Hazard Layer returned Zone AE, coastal floodplain, with a static base flood elevation of 11 feet and the special flood hazard area flag set to true, at every one of the eight points. The governing panel is 12071C0587G, effective November 17, 2022. A box of about half a mile around the neighborhood returned Zone AE coastal floodplain, AE floodway and Zone X shaded polygons, which fits a neighborhood near the Estero River. The census geocoder places addresses by interpolating along a street's address range, so an elevation certificate for the specific lot is the only proof of a home's zone.
A federally backed mortgage requires flood insurance on a home in a special flood hazard area, which includes zones starting with A or V. Zone AE is inside it, so a lender will likely require a flood policy on a financed purchase, and a cash buyer should still price one. The national flood program caps building coverage at $250,000, so many buyers add private excess coverage. Our community research notes that West Bay Club sits in the Village of Estero's Community Rating System class, which earns a 20 percent discount on national flood policies.
Our community research describes West Bay Club as mostly Zone X, with Zone AE on lower parcels near lakes, the river and the golf course, and calls Zone X the typical inland condition. Turtle Pointe Cove's street sits on the AE side of that picture, so a buyer should not assume the community-wide reading applies to a Cove address.
FEMA released revised preliminary flood maps for Lee County in January 2025, and we did not test the Cove against the preliminary layer. Ask your lender and a flood insurance broker whether the neighborhood's zone changes when the new maps take effect, and ask for an elevation certificate on the exact lot.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3. Our community research documents Ian damage at the Beach Club, at the Jasmine Bay tower ground floors and at Indigo Shores, and calls the inland Williams Road neighborhoods surge-free but wind-damaged. We found no public record of Ian damage at Turtle Pointe Cove specifically, which is not proof that there was none. A buyer should ask for the roof, screen-enclosure and repair history of the home.
These homes were built in 2003 to 2005, so roofs are at or near replacement age unless already done. Florida requires insurers to offer credits for documented wind-mitigation features, and the state's uniform mitigation verification form records them. A wind-mitigation inspection is usually the most useful inspection a buyer commissions here.
Whether the association or the owner insures the structure is a declaration question we could not answer from the public record. If the owner insures the home, the owner needs a homeowner's policy with wind coverage and often a separate flood policy. If the association carries the master policy, the owner needs a unit-owner policy with loss assessment coverage under Section 627.714. Ask the association which applies, and ask for the master policy's declarations page.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turtle Pointe Cove is in the Village of Estero, and the public schools the Village lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns through a choice system, not a single hard address boundary, so a family should confirm current options with the district before relying on any school.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth at 18500 Three Oaks Parkway, and Estero High School for ninth through twelfth at 21900 River Ranch Road. Our community research puts West Bay Club in the district's South choice zone.
Lee County's choice system divides the county into zones with sub-zones, and families rank schools within the options open to them, so assignment depends on preference, proximity and availability. The district's zone tool and the school websites are the place to confirm current options for a Cove address.
The Village also notes that several private and charter schools serve south Lee County, and Florida Gulf Coast University sits on Estero's northeast border. We do not rate schools on this page, and we link the state's school grade releases for families who want them.
The Village of Estero's Community Development Department issues building permits and inspections within the Village, so permit history for a Turtle Pointe Cove home sits with the Village, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific home, and a buyer should before writing an offer.
The Village's permits page directs new construction, remodeling and signage questions to Community Development at 239.221.5036. Village incorporation moved this work from Lee County to the Village for properties inside its limits, so older permits may be with the county.
For a home built in 2004, the useful permit questions are the roof, windows and doors, the air-conditioning system, the water heater, the electrical panel, any screen enclosure or pool, and any interior remodel or enclosure of a lanai or garage. A permit and a final inspection are evidence; an unpermitted change is a question for the seller.
The Lee County Clerk's official records hold the declaration and any recorded amendments, and the county roll's legal descriptions cite later book and page numbers on several parcels, which we read as recorded instruments tied to those parcels. We did not read them.
We did not read a permit list for any Turtle Pointe Cove address, the recorded declaration or its amendments, or the association's minutes. Those are the documents that would show a special assessment, a roof project or a rule change, and we ask for them on every purchase.
Near Turtle Pointe Cove, the largest projects are inside West Bay Club itself, where The Island at West Bay Club is rising on Williams Road, and along the Coconut Road corridor and Interstate 75, where widening and mixed-use development are planned. None is inside the Cove, and we make no claim about their effect on a home's value.
The Island at West Bay Club is an 86-residence luxury condominium tower under construction by Kolter Urban, with delivery expected in mid-2027 per the developer and the club. Village of Estero Ordinance 2021-12, adopted November 17, 2021, allowed the tower's height. It is a separate neighborhood with its own guide, The Island at West Bay Club, and its construction traffic uses Williams Road, the community's access road.
The Village's 2016 Coconut Road traffic study recommended three roundabouts on West Coconut Road and found the study intersections reaching capacity around 2028 without them, and our community research reports that the three jurisdictions had not agreed on cost sharing. Woodfield Estero, a mixed-use project of 596 residential units approved in July 2023 at the northwest corner of US-41 and Coconut Road, adds trips to the same corridor.
The Florida Department of Transportation lists an Interstate 75 widening between Bonita Beach Road and Immokalee Road, with construction starting in 2026, and a US-41 at Bonita Beach Road project that reached location and design concept acceptance in July 2025. Both affect drives south, and both bring construction friction before they bring relief.
West Bay Club is a planned development governed by Lee County resolutions and Village of Estero Ordinance 2021-12, per our community research. We found no zoning application inside the community's boundary in 2024 or 2025 other than The Island, and we did not map the parcels adjoining the Cove's tracts, so we make no claim about what borders it.
Daily life at Turtle Pointe Cove runs through West Bay Club's staffed gate and the club office at 4606 West Bay Boulevard, main line 239-444-2310, while the neighborhood's own association is handled by its manager. Coconut Point, a 24-hour emergency department, Interstate 75, the airport and the Gulf beaches are each a short drive.
West Bay Club is gated. The club's open house policy allows realtor open houses on Saturdays and Sundays from 1 p.m. to 4 p.m., asks for three days' notice to the club, requires photo ID for access and an agent present the whole time, and permits two signs per open house. We follow that process on every showing and open house.
Parking, trash and mail arrangements for a Cove home are set by the declaration and the club's rules, and we have not read them. Ask the association's manager how trash and recycling are handled and whether the neighborhood has any shared mail or parking areas.
These are approximate off-peak drive times from West Bay Club's main access that our earlier community research collected and rounded.
Destination | Approximate drive |
|---|---|
Coconut Point shopping and dining | about 5 minutes |
Lee Health Coconut Point emergency department | about 5 to 10 minutes |
Bonita Beach Park | about 15 to 20 minutes |
I-75 at Corkscrew Road | about 10 minutes |
Miromar Outlets | about 10 minutes |
Southwest Florida International Airport | about 17 to 20 minutes |
Downtown Bonita Springs | about 10 to 15 minutes |
Downtown Naples | about 30 minutes |
Lee Health Coconut Point, a freestanding 24-hour emergency department, is the nearest emergency room, per our community research, with full acute-care hospitals in Fort Myers and North Naples roughly 20 to 45 minutes away. The Village's medical facilities page lists the area's hospitals.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turtle Pointe Cove is the smallest neighborhood in West Bay Club with its own association: 19 detached homes built 2003 to 2005, with a $866,000 median on 2 MLS closings in 12 months. Only Westlake Court, at 25 homes, is close in size, and it is priced more than three times higher.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Neighborhood | Homes (2026 roll) | Regime | Built | MLS closings, 12 months | 12-month median where we state one |
|---|---|---|---|---|---|
217 (108 and 109) | Condominium, two towers | 2007 | 18 | $702,500 (North) and $660,000 (South) per the roster | |
92 | Condominium | 1999 to 2004 | 8 | in its own guide | |
0 built, 86 planned | Condominium, planned | under construction | 0 | none, pre-construction | |
64 | Condominium | 1999 to 2004 | 3 | in its own guide | |
25 | Homeowners' association | 2016 to 2023 | 2 | $2,700,000 (small sample) | |
Turtle Pointe Cove | 19 | Condominium, detached homes | 2003 to 2005 | 2 | $866,000 (small sample) |
These six neighborhoods account for 33 of the 51 MLS closings in West Bay Club in the last 12 months. The other 17 closed in single-family streets that have no association of their own and are covered in the West Bay Club guide, and one closing could not be placed by neighborhood.
Turtle Pointe at West Bay Club is the 64-unit carriage-home condominium next door, with its own clubhouse and its own association, and it shares the Ridgepoint Drive name. The two are separate corporations and separate regimes on the state's register. A buyer searching for "Turtle Pointe" or "Turtle Point" will see both, and should check whether a listing is a detached home with a plain street address or a carriage home with a unit number.
Indigo Shores at West Bay Club has 92 condominium units built 1999 to 2004 and 8 MLS closings in 12 months, four times the Cove's turnover on a base about five times larger. It is the carriage-home entry point to the community, and the Cove is the detached-home entry point.
Jasmine Bay is the only built high-rise product, with 217 units in two towers completed in 2007 and 18 of the community's 51 closings. It is the opposite of the Cove: large, vertical and heavily traded, against 19 detached homes and about two sales a year.
The Island at West Bay Club is pre-construction, with 8 active listings and no closings on September 29, 2026. It is a reservation product, not a resale comparison, and it does not compete with a Cove home on price or type.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Turtle Pointe Cove for a detached home inside West Bay Club at a $708,000 median over 60 months, 2003 to 2005 construction and near River Park; choose Westlake Court for newer, larger homes, built 2016 to 2023, at a $2,683,000 median over 60 months and with a different legal regime.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Turtle Pointe Cove | Westlake Court |
|---|---|---|
Homes on the 2026 roll | 19 | 25 |
Regime | Condominium, per the state register; taxed as single-family parcels | Homeowners' association, per the community roster |
Built | 2003 to 2005, median 2004 | 2016 to 2023, median 2018 |
Heated area (roll) | 1,781 to 2,691 square feet, median 1,989 | 2,816 to 4,690 square feet, median 3,049 |
Bedrooms (roll) | 2 on 8, 3 on 10, 4 on 1 | 3 on 16, 4 on 8, 5 on 1 |
Association | Condominium association, manager contact in Naples | Own homeowners' association, still developer-affiliated per the roster |
MLS, 12 months | 2 closings, $866,000 median | 2 closings, $2,700,000 median |
MLS, 24 months | 2, $866,000 | 6, $2,700,000 |
MLS, 36 months | 3, $840,000 | 6, $2,700,000 |
MLS, 60 months | 9, $708,000 | 11, $2,683,000 |
Median $ per MLS sq ft, 60 months | $326.80 | $855.26 |
Median days on market, 60 months | 12 | 15 |
Median sold-to-list, 60 months | 96.0% | 96.9% |
Active listings, Sep 29, 2026 | 0 | 0 |
County qualified sales, since Sep 29, 2025 | 2, $866,000 median | 2, $2,625,000 median |
County qualified sales, 2025 | 0 | 4, $2,700,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; the Florida Division of Condominiums register; the community roster. MLS and county figures are never mixed. Both neighborhoods are small samples in every MLS window.
Price and size. Over 60 months, Turtle Pointe Cove closed 9 times at a $708,000 median while Westlake Court closed 11 times at $2,683,000, a ratio of about 3.8 to 1. The price per MLS square foot ratio is smaller, $855.26 against $326.80 or about 2.6 to 1, because Westlake homes are also larger, with a median of 3,049 heated square feet against 1,989. Newer construction and size explain much of the gap, and location on the course explains some of it, since the club describes Westlake Court as overlooking the 7th and 8th holes.
Both neighborhoods closed twice in 12 months. Westlake Court's 12-month median rests on two sales at 180.5 median days on market, and Turtle Pointe Cove's on two sales, so we lead with the 60-month windows and list every closing on each page. Neither neighborhood had a home listed on September 29, 2026.
Westlake Court is governed by a homeowners' association, according to our roster, and Turtle Pointe Cove by a condominium association. That changes which Florida chapter governs budgets, reserves, estoppel certificates and insurance, and it is one reason to read each declaration before you compare monthly costs.
Choose Turtle Pointe Cove if a detached home inside West Bay Club at under $1 million is the goal, if a 2004 home suits you and you are ready to plan for roof and systems, and if being near River Park matters. Choose Westlake Court if you want a home built in 2016 or later, more space, and a course-view setting, and you are comfortable at a price three to four times higher. If you are weighing both, the club's amenities and gate are the same; the price, the age, the size and the association differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we can show you both on one morning.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Turtle Pointe Cove seller in Lee County customarily pays the deed's documentary stamp tax of $0.70 per $100 and the owner's title policy, plus the estoppel fee, and any commission and club amounts the contract assigns. On a $866,000 sale those three items total about $10,766, before commission. The contract controls.
Item | At $708,000 | At $866,000 | At $907,000 |
|---|---|---|---|
Documentary stamp tax on the deed ($0.70 per $100) | $4,956 | $6,062 | $6,349 |
Owner's title policy (promulgated rate, estimate) | $3,615 | $4,405 | $4,610 |
Association estoppel fee (statutory cap for a current account) | $299 | $299 | $299 |
Total of these three | $8,870 | $10,766 | $11,258 |
The three prices are the neighborhood's 60-month MLS median, its 12-month median and its highest MLS closing. The totals are our estimates from the state's rates and caps and are not a closing statement.
Commission is negotiated and not set by law. The club's amounts due at closing, $15,000, $350 and $100, may be assigned to either party by the contract. Property tax is prorated at closing, association dues are prorated, and repairs, concessions and any survey or municipal lien search are separate.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, per the custom our seller research documents, and nothing in Florida statute assigns these costs, so the executed contract controls.
Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and buyer agreements are required before a buyer's agent tours a home. Commissions are negotiable. That makes pricing and the seller's net an early conversation, and we have it with every seller in writing.
Turtle Pointe Cove's strengths are a detached home inside a gated club community at a price below West Bay Club's estate streets, a small and quiet 19-home neighborhood near River Park, and a public record that is clear on regime; its weaknesses are unpublished dues, a flood-zone position and 20-year-old systems that a buyer must plan for.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Turtle Pointe Cove listing agent, or thinking, 'I need someone to sell my Turtle Pointe Cove home...' you are selling into West Bay Club's smallest detached-home neighborhood, where the comparable sales are few and the paperwork decides how fast you close. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked both Turtle Pointe Cove closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 9 the MLS has recorded since January 2023. 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 Turtle Pointe Cove home valuation. Jesse follows up with the Turtle Pointe Cove closings that fit your home: the same size, adjusted for condition, updates, furnishings and lot. For the full seller playbook, see the West Bay Club seller guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our Turtle Pointe Cove seller's guide walks through the sale step by step, and the Turtle Pointe Cove home valuation page shows how homes here are priced.
The market is thin but constructive: no home was listed on September 29, 2026, the June 2026 closing at $907,000 is the highest MLS price on record for the neighborhood, and the 2026 county median of $866,000 is above every earlier year (Southwest Florida MLS and Lee County recorded sales). A home priced to those sales has the field to itself.
Against the neighborhood's own sales, by size, adjusted for time. A 1,781 square foot home closed at $825,000 in June 2026 and $500,000 in April 2023, and 1,989 square foot homes at $650,000 to $907,000, so the adjustments for date and condition matter more than area.
The MLS shows a median of 12 days over 60 months, but four of nine show zero, and the marketed sales took 12, 42, 57, 74 and 78 days. Plan for one to three months once a home is priced to the recent closings.
That depends on the declaration, which we have not read; ask the association's manager. The club's estoppel process, with its $15,000 community contribution, $350 transfer fee and $100 request fee, applies whatever the association requires.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the association and the club may each have a transfer or approval step, so confirm the current rules and fees before you list.
Turtle Pointe Cove 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 Turtle Pointe Cove sale and public record in West Bay Club before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Turtle Pointe Cove guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
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 Turtle Pointe Cove 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.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, 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
★★★★★ “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
★★★★★ “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
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? 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 Turtle Pointe Cove homes for sale, HOA fees, flood zones and living at West Bay Club in Estero, answered from the records cited below. Each answer names Turtle Pointe Cove and points to the section that holds the detail. Where a record is not public, the answer says so.
Turtle Pointe Cove is a neighborhood of 19 detached homes on one street inside the gated West Bay Club community in Estero, Florida, built between 2003 and 2005. Its legal regime is a condominium, per the state register, and its homes are taxed as single-family parcels.
No. Turtle Pointe at West Bay Club is a separate 64-unit carriage-home condominium with its own association and clubhouse, and the two share the Ridgepoint Drive name. Turtle Pointe Cove's homes have plain street addresses, while Turtle Pointe's units carry unit numbers.
Both records exist. The Florida Division of Condominiums lists it as a condominium with a declaration recorded January 20, 2004, and the county assesses all 19 homes as single-family residential parcels. We read that as a phased condominium of detached homes, and we have not read the declaration itself.
The Southwest Florida MLS spells the subdivision "Turtle Point Cove", while the county, the state and the association write "Turtle Pointe Cove". They are the same place, and a search on either spelling should return the same homes.
Turtle Pointe Cove is inside West Bay Club, on the gulf side of US-41 in Estero, ZIP 33928, on Ridgepoint Drive. The club describes it as near River Park on the Estero River, and the club office is at 4606 West Bay Boulevard.
The Lee County 2026 roll carries 19 residential parcels, plus four common-element tracts. The state's condominium register lists 38 units on the declaration, and we cannot say from public records why the counts differ.
The roll shows 1,781 to 2,691 heated square feet, with 1,989 the most common at 7 of 19. The MLS shows 1,781, 1,989, 2,000, 2,453 and 2,738 on recent closings, so confirm the size on the specific home.
The roll shows two bedrooms on 8 homes, three on 10 and four on 1. The MLS marketed some 1,989 square foot homes as three-bedroom or three plus den, so count the actual bedrooms with closets and permits.
The roll's year built is 2003 on one home, 2004 on sixteen and 2005 on two. The state register records the declaration on January 20, 2004.
In the last 12 months, two homes closed in June 2026 at $825,000 and $907,000, a median of $866,000 (small sample). Over 60 months the MLS holds 9 closings from $500,000 to $907,000, median $708,000.
About twice a year in the resale era, per the county record, and not at all in 2025. The MLS shows no closing between February 28, 2024 and June 2, 2026, so a buyer should expect to wait for a listing.
On September 29, 2026 the MLS showed no active Turtle Pointe Cove listing. Call Marc at (239) 287-5873 and we will tell you when one appears, including homes that are shown quietly.
The association's dues are not published on any public page we could read, and they are stated only in its estoppel certificate. West Bay Club lists $15,000, $350 and $100 in amounts due at closing, and we do not quote a monthly carry we cannot source.
The club's estoppel page lists a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee, or $15,450 together. The page does not say who pays, and in a Florida contract that is negotiated.
Nothing on the club's public pages says a golf membership is required to own a Cove home. The club's FAQ says golf memberships are equity certificates that transfer only when a Premier member sells a home, so ask the membership office what applies.
The club's FAQ says a social membership is offered to West Bay residents only and directs questions to its membership director. Fees are not published on the pages we read.
Not that any public record shows. The county roll lists four common-element tracts and does not say what is on them, while the carriage-home neighbors at Turtle Pointe at West Bay Club have their own clubhouse and pool.
River Park is West Bay Club's facility on the Estero River, with a private boat launch, provided kayaks and canoes, a 12-station exercise course, basketball courts and storage by availability, per the club. The club places Turtle Pointe Cove near it.
At eight points along Ridgepoint Drive, FEMA's map shows Zone AE with a base flood elevation of 11 feet, inside the special flood hazard area, on the panel effective November 17, 2022. Ask for an elevation certificate on the exact lot.
A lender is likely to require it on a financed purchase because Zone AE is a special flood hazard area, and a cash buyer should price it anyway. The national flood program caps building coverage at $250,000, so some buyers add private excess coverage.
We found no public record of Ian damage at Turtle Pointe Cove specifically, and we do not treat that as proof of none. Ask the seller and the association for the storm, repair and roof history of the home.
That depends on the declaration, which we have not read. Ask the association whether it carries a master policy on the structures, what its deductible is, and what an owner's policy must cover, including loss assessment under Section 627.714.
Florida's milestone and structural reserve rules apply to condominium buildings three or more habitable stories tall. The homes are detached and built 2003 to 2005, but the public record does not give a story count, so ask the association.
No. West Bay Club has no Community Development District, per our community research, so there is no CDD bond line on the tax bill. Confirm it on a specific parcel's bill before closing.
No record we found says so. The club's FAQ describes residents at every stage of life, and we describe the property, not who lives in it. Ask the association to confirm any restriction in writing.
The lease term, frequency and approval rules are not published, so ask the association in writing before you buy. Section 718.106 covers who holds use rights when a unit is leased.
The association and the club set them, and we found no published rule. West Bay Club has two dog parks, and assistance animals are covered by federal fair housing rules regardless of a pet policy.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for Estero. Lee County uses a choice system, so confirm the current options with the district.
Our community research puts Bonita Beach Park about 15 to 20 minutes and Southwest Florida International Airport about 17 to 20 minutes from West Bay Club's main access. The club's own Beach Club is on Little Hickory Island in Bonita Springs.
The state register lists the association's contact in care of a Naples property management company at the same Naples suite Sunbiz lists. That is a register entry, and the estoppel request goes to whoever manages it today.
Request the recorded declaration, articles, bylaws and rules, the current budget and financial statement, the estoppel certificate, any reserve study, the insurance declarations page, any special assessment notice, and the club's estoppel and membership information.
Westlake Court has 25 homes built 2016 to 2023, a median of $2,683,000 over 60 months and a homeowners' association, against Turtle Pointe Cove's 19 homes built 2003 to 2005, $708,000 and a condominium association.
West Bay Club is gated, with a staffed gate, and the club's open house policy requires photo ID for access. The Cove has no gate of its own that we found.
Generally yes, but because the legal regime is a condominium, a lender may review the association's budget, reserves and insurance the way it would for a condo, and flood insurance is likely required in Zone AE. Talk to your lender before you write the offer.
It depends on the assessed value, exemptions and millage, and each home is its own parcel on the roll. Ask for the current bill, and remember a sale can reset the assessment.
Marc Comisar leads our buyer work, and a written buyer agreement is required before we tour a home. Call Marc at (239) 287-5873 or read how we represent buyers.
These are the questions Turtle Pointe Cove owners ask before listing, from pricing and timing to association paperwork, closing costs and flood disclosure. The answers use the September 29, 2026 MLS pull, the county record and the public documents cited on this page, and they say plainly where a number is an estimate or a record is not public.
The 12-month MLS median is $866,000 on two closings, and the 60-month median is $708,000 on nine. Your number depends on size, condition, view, lot, roof age and updates, so request our free valuation, which prices your specific home against those closings.
The MLS showed no active Turtle Pointe Cove listing on September 29, 2026, and the last two closings were in June 2026 at $825,000 and $907,000. A home that reaches the market with no neighborhood competition may draw more attention, but two sales are a small sample.
The county's qualified resale record shows roughly two a year since 2009, and the MLS shows none between February 28, 2024 and June 2, 2026. Buyers who want the Cove have few homes to choose from, and we do not promise a pace.
The 60-month median is 12 days on market, but four of the nine closings show zero days, which usually means a listing that entered and closed together. The 36-month median is 74 days on three closings, so plan for a range and not one number.
The 60-month median sold-to-list is 96.0 percent, and six of the nine closings sold below the final list price. The June 2026 sale at $907,000 was 94.6 percent of a $959,000 final list.
The 12-month MLS median is $459.62 per square foot and the 60-month median is $326.80. The county's square footage and the MLS's differ, so we never mix the two sources in one figure.
Start with the nine MLS closings and the roll's size and year built, then adjust for the roof, lot, view, updates and flood elevation. The nine closings ran from $500,000 to $907,000, so a home priced far above the top closing needs a documented reason.
That home sold at $907,000 in June 2026 after a final list of $959,000, and it is the highest MLS price on record in the neighborhood. A comparable home may support a similar price, but one sale is not a trend, so we test each list price against the whole set.
The declaration, which we have not read, governs any right of first refusal or approval, and no public page we found states one. Ask the association for the governing documents and have your contract reflect what they require.
It is a statement of what an owner owes the association, and Florida caps the fee for a current account at $299 under Section 718.116(8). The contract or the title agent orders it, and West Bay Club also lists a separate $100 estoppel request fee.
West Bay Club's estoppel page lists a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee, or $15,450 together. Your contract says who pays, and we put the assignment in writing before you list.
A seller customarily pays documentary stamps at $0.70 per $100 and the owner's title policy, plus the estoppel fee. On an $866,000 sale those three items are about $10,766 before commission, and the table on this page shows the arithmetic at three prices.
In Lee County the seller customarily does, and the rate is $0.70 per $100 of price. Nothing in Florida statute assigns it, so the executed contract controls.
Per Lee County custom, the seller selects the closing agent and pays for the owner's policy. The promulgated rate is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 up to $1 million.
Commission is negotiable and not set by law. Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, so we discuss your net proceeds and any buyer-side arrangement in writing at the start.
Take the sale price, subtract the mortgage payoff, commission, doc stamps, the owner's title policy, the estoppel fee, any club amounts you agree to pay, prorated taxes and dues and any repairs. We build that statement for you before you list, using your actual figures.
Florida requires a seller to disclose known facts that materially affect a home's value and are not readily observable, and flood history is one of them. FEMA's map shows Zone AE with a base flood elevation of 11 feet along Ridgepoint Drive, and we advise disclosing what you know. Ask your closing attorney for the current form.
It can, because a buyer will price the premium, and an elevation certificate on your lot may lower a quote. Get a current certificate and a quote before you list so a buyer sees a real number.
Many insurers ask for them on a home built in 2003 to 2005, and buyers use them to price a policy. A wind mitigation report on the Uniform Mitigation Verification form may lower a premium, so it is worth having on hand before an offer.
Homes built 2003 to 2005 are old enough that a buyer's insurer will ask about roof age and condition. A documented replacement with permit records helps, and the Village of Estero's permit search shows what is on file for your address.
Fix what an inspector will find and what would cost a buyer more than it costs you: roof and air-conditioning issues, active leaks, permits that were never closed. We walk your home and rank the items by their effect on price.
Light updates, paint and a clean, decluttered home usually return the most, while a large renovation may not return its cost at a sub-$1 million price. We compare your home to the closings above before you spend.
Only if the association's lease rules allow it, and those rules are not published. A buyer who plans to rent should read them first, so we hand the governing documents to every buyer at the start.
Yes, if the lease and the association's rules permit, and a buyer who wants the home vacant needs the lease's end date and notice terms. We review the lease before we list and set the showing plan around the tenant.
West Bay Club's open house policy allows realtor open houses on Saturdays and Sundays from 1 p.m. to 4 p.m., asks for three days' notice to the club, and requires photo ID and an agent on site. We handle the gate notice and the schedule.
Nothing on the club's public pages makes golf membership a condition of buying a Cove home. The club's FAQ treats golf as a separate equity purchase, so we tell buyers to confirm their own plans with the membership office.
Gather the recorded declaration, articles, bylaws and rules, the current budget, any reserve study, the insurance declarations page, a survey, permit records, the roof and air-conditioning paperwork, and any flood or wind reports. A complete packet shortens a buyer's due diligence.
The state register lists Turtle Pointe Cove as a condominium, and the county assesses each home as a single-family parcel. A buyer's lender may ask condominium questions, so we tell buyers early what the public record shows and what we have not confirmed.
They are separate places: Turtle Pointe at West Bay Club is a 64-unit carriage-home condominium, while the Cove has 19 detached homes. We list yours under the MLS's "Turtle Point Cove" spelling and the county name so buyers who search either find it.
We tell buyers who have asked about the Cove and West Bay Club before we list, market to the buyers of nearby streets, and use the MLS and our own channels. We do not promise a buyer, and we do not quote a price we cannot support.
We do not predict prices, and two closings a year is too little to set a trend. Our advice is to sell when the net proceeds meet your plan and the home is ready, and we show you the numbers for each option.
We review the showing and feedback record, then adjust the price, condition or terms with you in writing. You may also withdraw, and we explain the terms of the listing agreement, including its length and cancellation, before you sign.
Request our free valuation, or call Jesse McGreevy at (239) 898-6072 to walk your home. We come with the closings, the cost table and a written net sheet.
Every fact on this Turtle Pointe Cove guide traces to a primary record below: West Bay Club's own pages and documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and dated reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Turtle Pointe Cove's key documents are published by West Bay Club, the State of Florida, FEMA, the Village of Estero and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the association's own estoppel through its manager.
Document | Issued by | Date | Link |
|---|---|---|---|
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Estoppel and closing amounts | West Bay Club | current page | |
Bylaws | West Bay Club | March 30, 2015 | |
Articles of incorporation | West Bay Club | 1999 | |
Open house policy | West Bay Club | current file | |
West Bay zoning ordinance | Village of Estero | 2021 | |
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 Turtle Pointe Cove. 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.
