Turtle Pointe at West Bay Club is the entry-price coach-home neighborhood inside West Bay Club in Estero: 64 condominiums in 16 buildings built 1999 to 2004, a floor-by-floor price record and 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 at West Bay Club is a condominium neighborhood inside the master-planned community of West Bay Club in Estero, Florida. It is the smaller of the two coach-home condominium neighborhoods in West Bay Club: 64 two-story flats in 16 four-unit buildings, built between 1999 and 2004, with its own condominium association and its own clubhouse, pool and spa. In the 36 months to September 29, 2026 the Southwest Florida MLS recorded 10 marketed closings here at a $495,000 median, and 8 of the 64 homes were on the market on that date. 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 at West Bay Club Condominium Association, Inc. in Estero, Lee County, ZIP 33928. The county roll, the state's corporate register and the association spell it Turtle Pointe; the MLS spells it Turtle Point, and both are the same place. It is not Turtle Pointe Cove, the adjoining enclave with its own association, it is not Turtle Pointe at Waterview, Inc., a defunct Florida corporation with no tie to West Bay Club, and it is not Indigo Isle at The Brooks, a different condominium community that is easy to confuse with Indigo Shores next door.
If you own here and are weighing a sale, start with the market snapshot, the active listings and the seller section, then call Jesse. If you are buying, the sections below show what a Turtle Pointe coach home costs to buy and to carry, which fees the club publishes and which the condominium association keeps to itself, and why the flood map matters more here than the price does. 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 at West Bay Club because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a village read built from every MLS closing, the county roll, the state register and the federal flood map.
If you're searching for the best realtor for Turtle Pointe at West Bay Club in West Bay Club, Estero, whether you're ready to sell your Turtle Pointe 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. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Turtle Pointe flat from its own recent closings, by floor, and we do that below in the open.
Recent Turtle Pointe at West Bay Club track record (last 12 months): In the last 12 months Turtle Pointe at West Bay Club has seen 3 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $490,000 (n = 3, a small sample), a range of $485,000 to $603,000, $1,578,000 in total volume, a median of 226 days on market and a median sold-to-list ratio of 93.3%. Three is too few to price from, so this page also reads the 36-month window (10 closings, $495,000 median), the first window that reaches 10. We publish no count of Turtle Pointe sales we represented, because none is on file for this neighborhood, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked every one of the 3 Turtle Pointe closings in the Southwest Florida MLS, and we tracked all 15 marketed closings the MLS has recorded here since May 2022, plus one more entered after closing. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Turtle Pointe 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. In a neighborhood with 8 homes listed and 3 closings in a year, the marketing has to reach the buyer who is comparing coach homes across West Bay Club, and the paperwork has to be ready early: the condominium association's estoppel, the club's estoppel and the flood elevation documents for your building.
For Turtle Pointe at West Bay Club buyers: the first question is the floor, because ground-floor and upper-floor homes are different products at different prices. The second is the flood map, because every building we could place on it sits in a FEMA special flood hazard area. The third is the club's published closing charge, which is far larger than most buyers expect.
Honors and recognition:
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Turtle Pointe at West Bay Club means a two-story coach-home condominium in a 64-unit neighborhood on the interior of a gated golf community, an association that maintains the buildings, a small private amenity center of its own, and access to the wider West Bay Club amenity package, with golf sold separately.
Turtle Pointe at West Bay Club is one of six neighborhoods in West Bay Club with its own association and its own page, and one of only two low-rise condominium neighborhoods of its kind. The Lee County 2026 roll carries 64 residential parcels, all coded condominium, and the state's condominium register lists the project at 64 units on a declaration recorded December 23, 1999. The two counts agree.
The roll's legal descriptions name the buildings, and there are 16, each with four units. Ten stand on Marsh Pointe Run (40 units), four on Ridgepoint Drive (16 units) and two on Marsh Turtle Trail (8 units). Street names are as far as this page goes: we do not publish unit numbers.
Every building has two ground-floor units and two upper-floor units, and the roll sorts them cleanly. The 32 ground-floor parcels carry 1,614 heated square feet; the 32 upper-floor parcels carry 2,044. All 32 upper-floor parcels are two-bedroom on the roll, and all ten three-bedroom parcels on the roll are ground-floor. The MLS labels the same plans differently, which is why this page always says which size it is talking about.
The West Bay Club real estate page describes Turtle Pointe as condominiums near River Park that border the preserve, and our roster credits the neighborhood with its own clubhouse, pool and spa. Beyond the neighborhood's own facilities, the community's Bay House, Sports Park, fitness building and dog park are a short cart or bike ride away inside the gates, and the club's golf course is a separate, optional purchase.
Six things buyers sometimes assume. No golf included: golf is a club membership sold separately from the home. No new construction: every building dates from 1999 to 2004, so every sale is a resale. No published fee sheet for the village: the club publishes its closing charges, the condominium association does not publish its dues. No high-rise exposure: the buildings are two stories, not towers. No dry-ground guarantee: the federal flood map places every building we tested in a special flood hazard area. No 55-plus restriction: we found no age-restricted declaration.
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turtle Pointe at West Bay Club sits inside the gates of West Bay Club at the Estero River end of the community, west of US-41 in ZIP 33928, on Marsh Pointe Run, Ridgepoint Drive and Marsh Turtle Trail. The club describes it as near River Park, and it shares a street, Ridgepoint Drive, with the adjoining Turtle Pointe Cove.
Three spellings matter. The roll, the state register and the association say Turtle Pointe. The MLS files the neighborhood under Turtle Point, and files the adjoining enclave under Turtle Point Cove. Turtle Pointe Cove is a separate place with its own association and its own Turtle Pointe Cove guide. Mixing the two in a search inflates or deflates the numbers, so every figure on this page is for the 64-unit condominium only.
A defunct corporation named Turtle Pointe at Waterview, Inc. appears in Florida's records and has no tie to West Bay Club. The state's condominium register also lists Turtle Pointe Cove at West Bay Club as its own condominium project, recorded January 20, 2004. Neither is the 64-unit neighborhood this page covers, whose corporation is document number N99000007187 on the state register.
Turtle Pointe at West Bay Club coach homes closed 10 times in the Southwest Florida MLS in the 36 months to September 29, 2026, at a $495,000 median and 72 median days on market, the first window that reaches 10 closings. In the last 12 months, 3 closed at a $490,000 median, a small sample.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and sales entered after closing (SDE) are listed but excluded from medians. Sold-to-list means sold price over final list price.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 3 (small sample) | $490,000 | $297.18 | 226 | 93.3% |
24 months | 5 (small sample) | $600,000 | $300.25 | 159 | 95.3% |
36 months, first window with 10+ | 10 | $495,000 (mean of $490,000 and $500,000) | $301.92 | 72 | 94.2% |
60 months | 15 | $599,000 | $306.37 | 23 | 95.4% |
The 36-month window totals $5,448,000 in volume, with prices from $475,000 to $705,000, days on market from 3 to 264 (mean 96.5) and a mean of the per-sale sold-to-list ratios of 94.0%. All 10 closings sold below the final list price. Five took more than 90 days and four took 30 days or fewer, so the middle of this market is thin and the two ends are not.
Sixteen closings is a small enough set to read one by one. Here is each, by month, price, bedrooms and area only. The MLS bedroom count includes dens and does not always match the county roll.
Closed | Beds and baths (MLS) | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Aug 2026 | 3 plus den, 2 | 2,044 | $647,500 | $603,000 | 93.1% | 264 |
May 2026 | 2 plus den, 2 | 1,632 | $519,900 | $485,000 | 93.3% | 123 |
May 2026 | 3, 2 | 1,632 | $499,000 | $490,000 | 98.2% | 226 |
May 2025 | 3, 2 | 1,632 | $629,900 | $600,000 | 95.2% | 159 |
Mar 2025 | 3, 2 | 1,816 | $649,900 | $620,000 | 95.4% | 23 |
Aug 2024 | 2 plus den, 2 | 1,614 | $529,900 | $490,000 | 92.5% | 98 |
Mar 2024 | 3, 2 | 1,614 | $499,900 | $475,000 | 95.0% | 12 |
Feb 2024 | 3, 2 | 1,632 | $569,900 | $500,000 | 87.7% | 11 |
Jan 2024 | 3 plus den, 2 | 2,044 | $759,900 | $705,000 | 92.8% | 46 |
Oct 2023 | 2 plus den, 2 | 1,632 | $495,000 | $480,000 | 97.0% | 3 |
Jun 2023 | 3, 2 | 2,044 | $725,000 | $700,000 | 96.6% | 14 |
May 2023 | 3, 2 | 2,040 | $695,000 | $679,000 | 97.7% | 23 |
Apr 2023 | 3, 2 | 1,632 | $575,000 | $575,000 | 100.0% | 0 |
Aug 2022 | 3, 2 | 2,044 | $650,000 | $650,000 | 100.0% | 1 |
May 2022 | 3, 2 | 2,040 | $549,000 | $599,000 | 109.1% | 6 |
One further transaction, in July 2024, was entered in the MLS after closing at $580,000 for a 1,614 square foot home. It was not marketed through the MLS, has no days on market, and is excluded from every median on this page.
In the last 12 months we tracked 3 closings: two 1,632 square foot ground-floor homes in May 2026 at $485,000 and $490,000, and one 2,044 square foot upper-floor home in August 2026 at $603,000 after 264 days. Volume was $1,578,000. Three is a small sample, so the $490,000 median describes three sales and is not a forecast. The two ground-floor sales took 123 and 226 days.
The 24-month median of $600,000 (n = 5) sits above the 36-month median of $495,000 (n = 10) because the 24-month window holds two 2025 sales at $600,000 and $620,000 and an upper-floor sale at $603,000 beside only two ground-floor sales. The 60-month median of $599,000 (n = 15) is pulled up by five 2022 and 2023 closings between $575,000 and $700,000 that closed in a median of 6 days, in a market that is not the one sellers face now. Read the 36-month window as the working view and the shorter windows as small samples.
Sorting the 36-month closings by MLS living area separates two products. Seven closings were ground-floor sizes (1,614 or 1,632 square feet) at a $490,000 median (n = 7, from $475,000 to $600,000) and a median of 98 days on market. Two were upper-floor sizes (2,040 or 2,044 square feet) at $603,000 and $705,000, and one 1,816 square foot home closed at $620,000 in March 2025 after 23 days. Over 60 months the eight ground-floor sizes closed at a $490,000 median (n = 8, the two middle sales both $490,000) and the six upper-floor sizes at $664,500 (n = 6, the mean of $650,000 and $679,000). Both upper-floor groups are small samples.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2022 (May and August) | 2 | $624,500 (mean of $599,000 and $650,000) | $599,000 to $650,000 | 3.5 | 104.6% |
2023 | 4 | $627,000 (mean of $575,000 and $679,000) | $480,000 to $700,000 | 8.5 | 97.3% |
2024 | 4 | $495,000 (mean of $490,000 and $500,000) | $475,000 to $705,000 | 29 | 92.6% |
2025 | 2 | $610,000 (mean of $600,000 and $620,000) | $600,000 to $620,000 | 91 | 95.3% |
2026 to September 29 | 3 | $490,000 | $485,000 to $603,000 | 226 | 93.3% |
The pattern is a peak year in 2022 and 2023, when homes sold at or above list in a matter of days, a step down in 2024, and a slow 2026 in which the median home took 226 days. The 2022 median ratio of 104.6% and the 2026 median of 93.3% are two very different markets in the same 64 homes.
Over 36 months every one of the 10 closings sold below its final list price, by a median of 5.8 percent (our arithmetic on the per-sale ratios), and the closest to list was the $490,000 sale of May 2026 at 98.2%. Over 60 months, 12 of 15 sold below list, two at list and one above. Days on market are bimodal: in the 36-month window, four sold in 30 days or fewer and five took more than 90.
On September 29, 2026 the Southwest Florida MLS showed 8 Turtle Pointe at West Bay Club homes for sale, a median list price of $524,900, and a median of 179.5 days on market. Eight of 64 is one home in eight, against three closings in the last year, which is about 32 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
List price | MLS beds and baths | MLS living area | Days on market |
|---|---|---|---|
$675,000 | 2, 2 | 2,044 | 328 |
$599,000 | 3, 2 | 2,044 | 32 |
$549,000 | 3, 2 | 2,260 | 136 |
$529,900 | 3, 2 | 2,060 | 210 |
$519,900 | 3, 2 | 2,040 | 149 |
$514,900 | 3, 2 | 1,632 | 326 |
$490,000 | 2 plus den, 2 | 1,614 | 361 |
$429,900 | 3 plus den, 2 | 2,040 | 126 |
Six of the eight listings are upper-floor sizes (2,040 to 2,260 square feet) asking $429,900 to $675,000, a median of $539,450 for the six. Two are ground-floor sizes, at $490,000 and $514,900, and both have been listed for more than 320 days. In the last 36 months the ground-floor sizes closed at a $490,000 median, so the $490,000 ask sits at the market and the $514,900 ask about 5 percent above it, and neither has moved. Meanwhile 7 of the 10 closings in the last 36 months were ground-floor sizes, so the listings are weighted to the upper floor and the sales are weighted to the ground floor.
Eight listings against 3 closings in 12 months is 32.0 months of supply, and against 10 closings in 36 months it is about 29 months (our arithmetic). Neither figure is precise, because three and ten are small counts. The plain reading is that Turtle Pointe has more homes for sale than the recent pace of sales can absorb, and the listings that are moving are the ones priced near the recent ground-floor closings.
The Lee County record of qualified recorded sales goes back to 2000 and holds 100 arm's-length sales in Turtle Pointe at West Bay Club, at annual medians from $160,000 in 2003 to $610,000 in 2025. It is the long view the MLS cannot give, and it is never compared with MLS square-foot figures.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 3 | $490,000 |
2025 | 2 | $610,000 |
2024 | 6 | $495,000 |
2023 | 5 | $575,000 |
2022 | 2 | $587,000 |
2021 | 2 | $370,000 |
2020 | 6 | $347,500 |
2019 | 6 | $318,500 |
2018 | 7 | $340,000 |
2017 | 5 | $305,000 |
2016 | 4 | $266,250 |
2015 | 5 | $278,000 |
2014 | 7 | $240,000 |
2013 | 2 | $196,000 |
2012 | 1 | $230,000 |
2011 | 7 | $244,000 |
2010 | 4 | $230,000 |
2009 | 3 | $265,000 |
2004 | 6 | $320,000 |
2003 | 5 | $160,000 |
2001 | 3 | $316,500 |
2000 | 9 | $191,700 |
Since September 29, 2025 the county file shows 3 qualified sales at a median of $490,000, the same count and median as its 2026 row. The county file has no rows for 2002 or 2005 to 2008. From the 2019 median of $318,500 to the 2023 median of $575,000 is an 81 percent rise, and from $610,000 in 2025 to $490,000 in 2026 is a 20 percent fall. Small counts move medians, so we describe the direction and not a precise rate.
The county roll tells us which floor each recorded sale belongs to, and the split is wider than the MLS shows. From 2019 through 2021 the county recorded 8 qualified upper-floor sales at a $353,750 median and 6 ground-floor sales at a $322,500 median (both even n, means of the middle pairs). From 2022 through July 2026 it recorded 7 upper-floor sales at a $603,000 median and 11 ground-floor sales at a $490,000 median. In the newer period the upper floor carried a premium of about $113,000, or 23 percent, over the ground floor (our arithmetic on the county rows).
One ground-floor parcel appears twice in the 2024 county rows, at $385,000 in February and $580,000 in July. The July sale is the one the MLS carries as entered after closing. We do not know why the two prices differ by $195,000 in five months, and we do not treat either as a benchmark. Both stay in the county rows because both are flagged as qualified, so the 2024 county median of $495,000 includes the $385,000 sale.
This is a public-record sale, not one of ours, and it is the most recent Turtle Pointe closing. A 2,044 square foot upper-floor home with three bedrooms including a den, marketed at $647,500, closed in August 2026 at $603,000 after 264 days on market. Four facts stand out. It closed at 93.1% of its final list. It took 264 days, the longest of the 15 marketed closings in 60 months. It closed $113,000 above the $490,000 median for ground-floor sizes, so the floor premium held. And it is the only upper-floor closing in the last 12 months.
For the buyer, that price carried costs that the price does not show: the club's published closing charges of $15,450 in total, and then the condominium association's own charges and the master fee (see the fee sections below), plus property tax and insurance. At $603,000 the club's charges alone are 2.6 percent of the price (our arithmetic).
Turtle Pointe at West Bay Club began as a Florida not-for-profit corporation filed on December 7, 1999, followed by a condominium declaration that the state's register records as recorded on December 23, 1999. The 16 buildings were built out between 1999 and 2004 according to the Lee County tax roll, with a median year built of 2000.
The Florida Division of Corporations lists Turtle Pointe at West Bay Club Condominium Association, Inc. as a Florida not-for-profit corporation, document number N99000007187, filed December 7, 1999 and active. The record shows no amendments and no name history. It shows an annual report filed in every year from 2000 through 2026, the latest on April 27, 2026, and five officers and directors on the current filing. We do not print their names.
The state's Division of Condominiums extract lists the project as approved and recorded, with 64 units and a recording date of December 23, 1999. The roll's legal descriptions cite the declaration by its Lee County Official Records book and page (book 3202, page 4177) and cite one further recorded instrument for the common elements. We have not read either instrument page by page. The declaration is the document that settles unit boundaries, use restrictions, leasing and pet rules, and we tell buyers to request it.
West Bay Club's master plan, as our community research reads it, places the coach-home condominiums in one development area of the plan, alongside Indigo Shores. That mapping is a working approximation pending a comparison of the zoning exhibit with the recorded plat, and we do not rest any figure on it. The master plan and the developer's history are covered on the West Bay Club community guide.
The roll dates each building, and the dates are more varied than a single median suggests.
Year built (roll) | Buildings | Units |
|---|---|---|
1999 | 2 | 8 |
2000 | 7 | 28 |
2001 | 2 | 8 |
2002 | 1 | 4 |
2003 | 2 | 8 |
2004 | 2 | 8 |
Total | 16 | 64 |
Most of the neighborhood, 28 of 64 units, dates to 2000. The last buildings, in 2004, came in the same year the adjoining Turtle Pointe Cove condominium was recorded. The roll's phase and building numbers run from 1 to 12 and from 23 to 26, and the numbers from 13 to 22 do not appear on the roll for this neighborhood. We do not know why, and the declaration would say whether those phases were ever built.
Turtle Pointe at West Bay Club has 64 coach homes in 16 buildings, a $495,000 median across 10 MLS closings in 36 months, and on September 29, 2026 eight homes for sale after a median of 179.5 days on the market. A seller who prices by floor and has the association and club paperwork in hand is the one who closes.
Selling a Turtle Pointe coach home in West Bay Club? Get a free Turtle Pointe 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 Turtle Pointe 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.
See what your Turtle Pointe at West Bay Club home is worth today.
A Turtle Pointe at West Bay Club coach home is a two-story-building condominium flat of either 1,614 heated square feet on the ground floor or 2,044 on the upper floor, per the Lee County roll, in one of 16 four-unit buildings finished between 1999 and 2004. The county records every parcel as condominium use.
Ground-floor flats | Upper-floor flats | |
|---|---|---|
Parcels on the roll | 32 | 32 |
Heated area (roll) | 1,614 sq ft | 2,044 sq ft |
Bedrooms (roll) | 22 with two, 10 with three | 32 with two |
Bathrooms (roll) | 2 | 2 |
MLS living areas seen | 1,614 and 1,632 | 2,040 and 2,044 |
MLS closings, 36 months | 7, median $490,000 | 2, at $603,000 and $705,000 |
County qualified sales, 2022 to July 2026 | 11, median $490,000 | 7, median $603,000 |
The 1,816 square foot MLS figure on one March 2025 closing and the 2,060 and 2,260 figures on active listings do not match either roll figure. They may be measurement differences or later changes, and the association's plans would settle it. We do not name floor plans, because no plan sheet is public.
The roll says two bedrooms on 54 parcels and three on 10. The MLS says three bedrooms on most closings and adds "plus den" to others, including on upper-floor homes the roll calls two-bedroom. A den counted as a bedroom is common in marketing and is not a recorded fact, so buyers who need a third bedroom should count the rooms and read the plan.
Each building holds four units, numbered as two on the ground floor and two above, and the community's own guide describes the buildings as two-story. That matters for the state's condominium safety rules, covered below. The roll does not carry a garage or carport field, so we do not say how parking is assigned or whether any unit has a garage. The declaration and the association's rules set parking, and a buyer should ask before touring.
Year built is the county's only condition proxy. A building from 1999 or 2000 has roofs, windows, air-conditioning systems and plumbing that are 25 or more years old unless replaced, and 28 of the 64 units are in 2000 buildings. Ian, in September 2022, is the storm that tested them. We hold no Turtle Pointe-specific damage record. The county's permit records and the association's minutes would show what was replaced and when.
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Ground-floor and upper-floor flats at Turtle Pointe at West Bay Club are different products: 1,614 versus 2,044 heated square feet, a $490,000 median versus $603,000 in the county record since 2022. Neither is better in general. The choice turns on space, price per square foot, stairs and flood exposure.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The upper floor costs more in dollars and less per square foot. The 60-month MLS median for all 15 closings is $306.37 per square foot of living area. On the recorded 2022 to 2026 medians, the ground floor at $490,000 over 1,614 heated square feet is about $304 per foot, and the upper floor at $603,000 over 2,044 is about $295 (our arithmetic; roll heated area and county price, not MLS area). A buyer paying for space gets slightly more of it per dollar upstairs.
An upper-floor flat is reached by stairs, and the public record does not say whether any building has an elevator. It is a two-story coach-home building, so we would assume stairs and confirm on the tour. A ground-floor flat has the entry at grade.
The federal flood map puts every building we tested in a special flood hazard area with an 11-foot base flood elevation. Whether a flat's living floor sits above that elevation is a fact about the specific building, documented on an elevation certificate. A ground-floor flat is the one to check first, and the section on hurricanes and flood below explains why.
Ground-floor sizes made up 7 of the 10 MLS closings in 36 months and 11 of the 18 county sales since 2022. Upper-floor sizes make up 6 of the 8 active listings. The market is buying ground-floor flats at about $490,000 and listing upper-floor flats at asks from $429,900 to $675,000, so an upper-floor seller should price against the $603,000 and $705,000 closings, not against the median of every sale.
A Turtle Pointe at West Bay Club condo comes with its own neighborhood clubhouse, pool and spa, per our roster, and sits inside West Bay Club, whose Bay House, fitness center, tennis, pickleball, bocce, dog park and River Park are described on the club's own site. The Pete and P.B. Dye golf course is a separate club membership.
Our community research credits Turtle Pointe with a private clubhouse, pool and spa, a barbecue and picnic area, a basketball court, a jogging path and a bocce area, reported from marketing sources. The roll carries one common-element parcel for the neighborhood with a 1,194 square foot structure on it, which is consistent with a small clubhouse but is not labeled as one, and its year-built field reads 1990, which predates the 1999 declaration, so we do not rely on it. The declaration lists the recorded common elements. The club's own real estate page says only that Turtle Pointe's condominiums are near River Park and border the preserve.
The club's amenities page lists the golf course, The Net tennis pavilion with eight Har-Tru courts, the Sports Park with bocce, shuffleboard, pickleball and croquet, a fitness center with a lap pool, the Bay House pool and dining, and River Park, where residents kayak, canoe, boat and fish from an on-premises dock with a boat launch and complimentary boat storage. The club's FAQ lists the private Beach Club. Our West Bay Club guide describes each in detail.
The club's FAQ describes West Bay as an equity, member-owned private golf club with a cap of 300 golf members for its 18-hole Dye course. The joining fee is non-refundable, new Premier members receive an equity certificate, and a membership may be transferred only by a Premier member with the sale of the home. The club does not publish its Premier fee schedule on the pages we read, and figures reported elsewhere have moved over the years, so verify any figure in writing with the membership office.
The club's FAQ says a social membership is available to West Bay residents only. Our community guide reports that the master assessment carries access to the non-golf facilities. The club's own pages do not confirm that, so a Turtle Pointe buyer should ask the membership office in writing what a Turtle Pointe owner can use without a membership, and at what cost.
The club describes a dog park with separate areas for small and large dogs, benches, water and a double-gated entrance. Whether a Turtle Pointe condominium allows a given pet is a separate question, covered below.
Turtle Pointe at West Bay Club owners pay up to three layers: the condominium association's dues, the master association's assessment, and optional club dues. None of the three is published for this neighborhood. What the club does publish is a closing charge: $15,000 community contribution, $350 transfer fee and $100 estoppel request fee.
Not public. The state register lists the association as approved and recorded and does not carry dues. The association's manager on the state record is the estoppel route: the estoppel certificate states the current dues, any special assessment, any amounts owed on the unit, and how the association is funded. Until you hold that certificate, treat any all-in monthly carry as an estimate.
Our West Bay Club guide carries reference points from secondary sources of roughly $2,125 to $3,642 a year in master assessment for condominiums, varying by neighborhood. We did not verify them against a budget, and the club's public pages do not publish the assessment. It is the figure to request from the club alongside the master budget.
In a Florida condominium the association fee usually covers building insurance, roof and exterior upkeep, grounds and reserves. Our guide also reports bulk cable and internet, water, sewer, trash and pest control in the master assessment, again from secondary sources. The club's published FAQ does not list them, so we tell buyers to confirm each line in writing and not assume it.
West Bay Club carries no Community Development District bond assessment, per our community research of the bond and special-district registries. We confirm the absence of a district line on a specific parcel's tax record before closing, because buyers should see it on the bill and not take it from us.
At the 36-month median of $495,000, the club's published closing charges of $15,450 are about 3.1 percent of the price, once. A master assessment in the reference range would be about 0.4 to 0.7 percent a year, before the condominium association's dues, property tax and insurance (our arithmetic). That is why the estoppels matter more than any sentence on this page.
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turtle Pointe at West Bay Club buyers pay layered costs: the club's $15,000 community contribution, $350 transfer fee and $100 estoppel request fee, the condominium association's own charges, the master assessment, optional golf or social dues, Lee County property tax, flood and wind insurance, and an HO-6 policy.
The club's estoppel page lists three amounts due at closing: a community contribution of $15,000, a transfer fee of $350 and an estoppel request fee of $100, and says requests go to the club's accounts receivable department. The page does not divide the amounts by neighborhood or say who pays. We ask the club in writing whether each applies to a Turtle Pointe condominium resale, and who pays each is a term of the contract.
The association's estoppel is the document that states its current dues, any special assessment, any capital contribution it charges at sale, and any amounts owed on the unit. Florida caps a standard estoppel certificate for a current account at $299, and requires delivery within 10 business days, per Section 718.116.
Golf and social memberships are optional and priced by the club. The club's FAQ says a social membership is available to residents only, and that golf is capped and transfers only with a home sale.
Lee County property tax is billed on the county's assessed value. We do not quote a tax bill for Turtle Pointe because it depends on assessed value, exemptions and millage, and a buyer's first bill can differ from the seller's. Insurance is an HO-6 policy on contents, interior and loss assessment, plus flood coverage where a lender requires it. The association's master policy covers the structure, and its deductibles matter.
At a $495,000 price, cash at closing beyond the price and any lender costs includes the club's $15,450 if it applies to the buyer, plus the association's charges. After closing come the master assessment, the association's dues, tax and insurance. We do not add these into one all-in monthly figure because the association's dues are not public.
The recorded declaration of condominium governs Turtle Pointe at West Bay Club, together with the association's articles, bylaws and rules; West Bay Club's master association has its own declaration and rules. Buyers obtain them through the estoppel and resale package, and the state register and the Lee County Clerk hold the recorded instruments.
Recorded December 23, 1999, per the state register, with the roll citing book 3202, page 4177 of the Lee County Official Records. It is a recorded instrument, and we have not read it page by page or paraphrased its clauses. Request it and read the use restrictions, the leasing and pet rules, the reserve provisions and the amendment history.
The Division of Condominiums extract lists Turtle Pointe at West Bay Club as approved with a secondary status of recorded, with 64 units, and names the association's managing entity as Gulf Coast Realty and Property Management in Bonita Springs, the same firm the state corporate record shows as registered agent since March 2022. Earlier community materials named Sandcastle Community Management as the manager, so confirm the current manager before you send an estoppel request. The register's address line for the project shows ZIP 33929, while the roll, the MLS and the club use 33928.
A condominium's secondary status of delinquent on the state register means an annual fee was not recorded as paid, and it is not a legal finding. Turtle Pointe's status is recorded, which is the normal one. It says nothing about the buildings' condition or the association's finances.
West Bay Club's master association reviews exterior changes visible from common areas, and a condominium association reviews changes to its buildings under its declaration. A buyer planning any change to a lanai, windows, doors or an entry should get both answers before closing. Section 718.113 governs a condominium association's maintenance and alterations.
Whether the condominium association requires board approval of a sale or a lease is a question for its declaration and rules, not the public record. The club's estoppel page lists a transfer fee, so a transfer step exists at the master level. Ask the manager for the current sale and lease procedure and any application fee.
Turtle Pointe at West Bay Club is not a 55-plus community. We found no age-restricted housing for older persons declaration in the records we read, and our community research describes West Bay Club as all-ages. We describe the property and 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. Neither the club's pages nor the state's records claim one for Turtle Pointe. A buyer of any age can buy here, subject to the association's ordinary approval and rules, and the club's own membership rules apply to any golf or social membership.
Renting out a Turtle Pointe at West Bay Club condo may be possible, but the condominium association's minimum lease term, frequency limit and approval process are not published. Our community research reports that rental rules vary by neighborhood, so they must be confirmed in writing before you buy for rental income.
The club charges a transfer fee at closing and publishes no lease rule. The state register carries none. Rental rules for condominiums usually sit in the declaration and rules, so a landlord should read both and ask the manager for the current lease application and its fee.
We publish no short-term rental rule for Turtle Pointe, 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 its fees, any association transfer fee, whether tenants may have pets, how gate and amenity access pass to a tenant, and the association's insurance requirements for a rented unit, before making an offer.
Pet rules at Turtle Pointe at West Bay Club are set by the condominium association and are not published. West Bay Club has a dog park with separate small-dog and large-dog areas, and our community research says size, breed and count limits are set neighborhood by neighborhood, so get the rule 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.
Ask the association's manager for the neighborhood's 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 at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe at West Bay Club? 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 are written for condominium buildings of three or more habitable stories. Turtle Pointe at West Bay Club's buildings are two-story, four-unit buildings on our reading of the roll and the community guide, so the story-count trigger appears not to apply, but the association's reserves and disclosures still do.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies (SIRS) for condominium buildings three or more habitable stories tall, and House Bill 913 in 2025 refined them. The Division of Condominiums explains that the milestone inspection is due 30 years after the certificate of occupancy, or 25 years where the local enforcement agency requires it for coastal circumstances, then every 10 years. Section 553.899 sets the milestone rule and Section 718.112 the reserve study.
The buildings were finished between 1999 and 2004, so all reach 25 to 30 years of age between 2024 and 2034. The public record does not carry a story count, and we infer two stories from the unit numbering (two ground-floor and two upper-floor units in each building) and from our community guide's description. A two-story building is outside the three-story trigger, and we ask the association to state that in writing so a buyer does not have to infer it. We do not state a milestone date.
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. In buildings that are 25 years old, the roof is the item to ask about first. Reading the budget and reserve schedule is the buyer's best view of how prepared a building is for its next roof.
The state's condominium register lists Turtle Pointe as approved and recorded. That is the registration status of the declaration. It is not a finding about the buildings' condition. The Division's SIRS reporting database lists associations that have filed a completed study, and a buyer can ask the association whether it appears there or whether it considers itself exempt.
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 gives the estoppel certificate and caps its fee. Buyers should get the declaration, articles, bylaws, rules, the current budget and financial statement, the reserve schedule, the master policy summary and any special assessment notice before the inspection period ends.
At every one of 14 building points we could place on the federal flood map, Turtle Pointe at West Bay Club sits in FEMA Zone AE, 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, not a survey, and it drives insurance.
FEMA's National Flood Hazard Layer returned Zone AE, coastal floodplain, base flood elevation 11 feet, special flood hazard area true, at each of 14 points we geocoded on Marsh Pointe Run and Ridgepoint Drive, using the Census geocoder for the street ranges. The governing panel is 12071C0587G, effective November 17, 2022. We could not geocode the two buildings on Marsh Turtle Trail, so 14 of 16 buildings were tested, and the other two should be checked. We ran the same test on 23 points across the adjoining Indigo Shores and got the same answer.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V, per the Village of Estero. A lender therefore requires it on a financed Turtle Pointe purchase, and a cash buyer should still price it. The Village of Estero's guidance says anywhere it rains, it can flood, and notes that the map's base flood elevation is accurate to within half a foot, so a building's actual lowest floor is what an elevation certificate documents.
The map gives one elevation for a location, and the buildings have two floors. A ground-floor flat is more exposed to the base flood than an upper-floor one, and the elevation certificate for the building says how far the lowest floor sits above or below the 11-foot figure. We do not hold certificates for any Turtle Pointe building, and we ask for one on every purchase, for both floors.
Our West Bay Club guide describes the low-rise neighborhoods as a mix of Zone AE and Zone X shaded. The federal map at the Turtle Pointe building points says AE at all 14. We follow the federal map and have flagged the guide for correction.
FEMA released revised preliminary flood maps for Lee County in January 2025, per our community research, and we have not confirmed a date on which they take effect. A buyer should ask the lender and the insurance agent whether a change of zone is pending for the building, and check the FEMA Map Service Center on the day.
Lee County evacuation zones are surge-based and separate from flood zones, and we have not confirmed Turtle Pointe's letter, so a buyer should look it up on the county tool. The community sits inland of Estero Bay, so its storm exposure is wind, rain and river and bay flooding more than open-coast surge. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa with its worst surge on the coast and islands; Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County.
Our community guide reports ground-floor flooding at some Indigo Shores units in Ian and documents restoration permits there, funded largely through the association's insurance. We hold no comparable record for Turtle Pointe and do not say it was undamaged. The association's minutes, the county's permit records and the seller's disclosure show what happened to a specific building.
FEMA's substantial damage rule applies to buildings in a special flood hazard area: when the cost to repair a building equals or exceeds 50 percent of its market value before the damage, the repair must bring the building into compliance with current floodplain rules. Buyers of any older AE building should ask whether it was ever assessed for substantial damage and what the association did.
The association's master policy covers the building structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111 governs association insurance and Section 627.714 the unit owner's loss assessment coverage. Ask for the master policy summary, the wind and flood deductibles and the roof age, and ask your agent for a wind mitigation inspection on the state's uniform form.
Our community research reports that the Village of Estero holds a Community Rating System class that discounts flood policies inside its limits. The size of any discount, the premium for a ground-floor flat versus an upper-floor flat, and any private-market flood quote are questions for an insurance agent on the specific unit. Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read. We publish no Turtle Pointe premium because no public source does.
Turtle Pointe at West Bay Club is in Lee County's South choice zone, and the public schools the Village of Estero lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice, not by a hard address boundary, so a family should confirm current options with the district.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle 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 the drive at roughly 10 to 20 minutes, depending on the school and traffic.
Lee County divides its choice system into zones with sub-zones. Families rank schools within the options open to their sub-zone, and 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 specific address.
The Village of Estero's Community Development Department issues building permits and inspections inside the Village, so permit history for a Turtle Pointe at West Bay Club unit sits with the Village, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific unit, and a buyer should before writing an offer.
The Village's contact page directs permitting questions to Community Development at 9401 Corkscrew Palms Circle, at 239.221.5036. Work done before the Village took over permitting is in the Lee County records.
For a coach home built between 1999 and 2004, the useful permit questions are the roof (if the association replaced it), windows and doors, the air-conditioning system, the water heater, electrical panel, any post-storm repair and any interior remodel. A permit and a final inspection are evidence; an unpermitted change is a question for the seller.
We did not read a permit list for any Turtle Pointe 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 at West Bay Club, the preserve and River Park lie beside the neighborhood, while the largest projects sit outside the gates: The Island tower at the west end of Williams Road, Woodfield Estero near US-41 and Coconut Road, and a multi-year I-75 widening. We make no claim about their effect on a unit's price.
The Island at West Bay Club is a 24-story, 86-residence tower by Kolter Urban under construction on Baybridge Boulevard at the west end of Williams Road, with delivery anticipated in mid-2027. It is a separate neighborhood with a separate future association and its own The Island at West Bay Club guide. Construction traffic uses Williams Road.
Our community research describes Woodfield Estero, a 596-unit mixed-use project about a mile north of the community's main gate, under construction as of early 2026, and a 2016 traffic study that projects three West Coconut Road intersections reaching capacity in 2028 without improvements. Coconut Road is the community's only east-west access from US-41.
FDOT's widening of I-75 between Bonita Beach Road and Immokalee Road is scheduled from 2026 to 2032, and the Village's Williams Road widening and entertainment district are in progress, per the state's project pages and Engage Estero's road updates. Construction-period friction is a real consideration for a five-to-ten-year hold.
Our community research found no new zoning applications for parcels inside the West Bay Club boundary in 2024 and 2025 beyond the Pod 5 tower already under construction. A change to the master plan's unit cap would need a planned-development amendment with a public hearing.
Daily life at Turtle Pointe at West Bay Club runs through West Bay Club's 24-hour staffed gate, the club's member portal and the condominium association's manager. Coconut Point shopping, an emergency department, the airport and the Gulf beaches are each a short drive from the gate, per our community research.
West Bay Club is gated, with a staffed gate, per our community research. Guests, deliveries and showings go through it, and we arrange gate access for every showing. A buyer should ask the club how gate credentials pass to a new owner and a tenant.
Parking assignments, trash service and mail for a Turtle Pointe flat are set by the condominium declaration and rules, and we have not read them. Our community guide reports mail to individual addresses and trash service bundled into the master assessment, from secondary sources. Ask the manager how parking is assigned and where trash and mail are handled.
These are approximate normal-traffic drive times from West Bay Club's main access that our earlier research collected and rounded. Peak-season traffic adds time.
Destination | Approximate drive |
|---|---|
Coconut Point shopping and dining | about 5 minutes |
Coconut Point emergency department | about 5 to 10 minutes |
Miromar Outlets | about 10 minutes |
Florida Gulf Coast University | about 10 to 15 minutes |
Bonita Beach and the Beach Club on Little Hickory Island | about 15 to 20 minutes |
Lovers Key State Park | about 20 to 25 minutes |
Southwest Florida International Airport | about 17 to 20 minutes |
Downtown Naples | about 30 minutes |
Lee Health's Coconut Point campus, at 23450 Via Coconut Point, operates a 24-hour freestanding emergency department, per our community research. Full acute-care hospitals in Fort Myers and North Naples are roughly 20 to 45 minutes away.
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turtle Pointe at West Bay Club is the second-smallest of the community's built condominium neighborhoods with its own association, at 64 units, and the lowest-priced of the marketed neighborhoods that trade regularly, with 3 MLS closings and a $490,000 median in 12 months. The West Bay Club guide places it on the entry rung.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Neighborhood | Units | Regime | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
217 | Condominium (two towers) | 2007 | 18 | $701,250 (mean of $700,000 and $702,500) | |
92 | Condominium | 1999 to 2004 | 8 | $649,500 (mean of $649,000 and $650,000) | |
Turtle Pointe at West Bay Club | 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 roll | Unresolved | 2003 to 2005 | 2 | $866,000 (small sample; mean of $825,000 and $907,000) | |
none built, 86 planned | Condominium, not yet declared | Under construction | 0 | none (8 active) |
The five built neighborhoods hold 417 dwelling parcels on the roll, and their 12-month closings sum to 33 of the 51 recorded across West Bay Club; the other 18 are in neighborhoods without their own association, covered on the West Bay Club guide. Turtle Pointe Cove's regime is unresolved because the state register lists a condominium project while the roll codes its 19 parcels as single-family.
Indigo Shores at West Bay Club is the other coach-home neighborhood: 92 condominium homes, the same corporation date of December 7, 1999, the same build era, and about $155,000 more at the 12-month median. Its roll heated areas run from 1,901 to 2,399 square feet, larger than Turtle Pointe's 1,614 to 2,044. The decision table below sets the two side by side.
Jasmine Bay is a different product: two 20-story towers built in 2007 with 217 condominium units, 18 of the community's 51 closings, and a $701,250 12-month median. Its buyers face high-rise questions, including milestone inspections and reserve studies, that a two-story Turtle Pointe building appears not to trigger.
Turtle Pointe Cove is the adjoining enclave of single-family homes with its own association, two MLS closings in 12 months at an $866,000 median, and a separate guide. Buyers who want a detached home near Turtle Pointe's price rung should read it, and buyers should never mix its sales with Turtle Pointe's.
Westlake Court has 25 villas built from 2016 with a $2,700,000 median on 2 closings, and The Island at West Bay Club is a pre-construction tower with asks above $2.6 million. Turtle Pointe's median is about one-fifth of Westlake Court's, which is why it is the entry rung.
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Turtle Pointe at West Bay Club for the lowest price of entry into West Bay Club's coach homes, with a $495,000 median on 10 MLS closings in 36 months and its own clubhouse; choose Indigo Shores at West Bay Club for larger homes at a $675,000 median over 36 months and a much faster market.
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 at West Bay Club | Indigo Shores at West Bay Club |
|---|---|---|
Residential parcels (2026 roll) | 64 | 92 |
Regime | Condominium, own association | Condominium, own association |
Corporation filed | December 7, 1999 | December 7, 1999 |
Declaration recorded (state register) | December 23, 1999 | January 14, 2000 |
Built (roll) | 1999 to 2004, median 2000 | 1999 to 2004, median 2001 |
Heated area (roll) | 1,614 to 2,044, median 1,829 | 1,901 to 2,399, median 2,150 |
Bedrooms (roll) | 54 with two, 10 with three | 40 with two, 52 with three |
Own clubhouse, pool and spa (roster) | Yes | No |
Manager | Gulf Coast Realty and Property Management per the state record; earlier materials said Sandcastle | Guardian Property Management per our roster |
Federal flood zone at tested points | AE, 11 feet, 14 of 14 | AE, 11 feet, 23 of 23 |
MLS, 12 months | 3 closings, $490,000 median (small sample) | 8, $649,500 |
MLS, 24 months | 5, $600,000 (small sample) | 13, $650,000 |
MLS, 36 months | 10, $495,000 | 18, $675,000 |
MLS, 60 months | 15, $599,000 | 29, $695,000 |
Median $ per MLS sq ft, 36 months | $301.92 | $293.21 |
Median days on market, 36 months | 72 | 44 |
Median sold-to-list, 36 months | 94.2% | 94.7% |
Active listings, Sep 29, 2026 | 8, median ask $524,900 | 1 at $779,900 (2,748 sq ft) |
Months of supply | 32.0 | 1.5 |
County qualified sales, since Sep 29, 2025 | 3, $490,000 median | 8, $649,500 median |
County qualified sales, 2025 | 2, $610,000 median | 6, $775,000 median |
Club closing charges (same club) | $15,000 contribution, $350 transfer, $100 estoppel request | Same, if the club applies them to both |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register; Florida Division of Corporations; FEMA National Flood Hazard Layer; the club's estoppel page. MLS and county figures are never mixed.
Size and price. Over the same 36 months Turtle Pointe closed 10 times at a $495,000 median while Indigo Shores closed 18 times at $675,000, a gap of $180,000, so Turtle Pointe sat about 27 percent below Indigo Shores. Indigo Shores homes are larger and more of them have three bedrooms on the roll. Per square foot the picture flips slightly: Turtle Pointe's 36-month median of $301.92 is above Indigo Shores' $293.21, because the smaller flats cost more per foot.
Indigo Shores sold faster (44 median days against 72) and has one home listed against Turtle Pointe's eight. Eight listings against 3 closings a year means a Turtle Pointe seller competes with seven other flats, and the ones moving are priced near the recent ground-floor closings.
Both neighborhoods sit in the same federal flood zone at the points we tested, in the same community, under the same club charges, with condominium associations that filed on the same day in 1999. The flood question and the closing-charge question apply equally to both.
Choose Turtle Pointe at West Bay Club if price is the constraint, if 1,614 or 2,044 square feet is enough, and if a neighborhood clubhouse and pool matter. Choose Indigo Shores at West Bay Club if you want a larger home, more three-bedroom plans and a more liquid resale market. Both need the same due diligence on flood, reserves and the club's charges. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turtle Pointe at West Bay Club's strengths are the lowest entry price in the community's coach homes, a neighborhood clubhouse, pool and spa, no CDD and a small association; its weaknesses are a slow resale market, an unpublished association fee, a special flood hazard area location and a large club closing charge.
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe 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 Turtle Pointe at West Bay Club listing agent, or thinking, 'I need someone to sell my Turtle Pointe at West Bay Club home...' you are selling into West Bay Club's entry-price coach-home neighborhood, where the ask against the recent closings, the floor and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
In the last 12 months we tracked all 3 Turtle Pointe at West Bay Club closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 15 the MLS has recorded since May 2022. 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 at West Bay Club home valuation. Jesse follows up with the Turtle Pointe closings that fit your flat: the same floor and size, adjusted for condition, updates, furnishings and any lease in place. 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 at West Bay Club seller's guide walks through the sale step by step, and the Turtle Pointe at West Bay Club home valuation page shows how homes here are priced.
For a flat priced to the recent closings, it is workable but slow: eight homes are listed against 3 closings in 12 months, and 2026 closings have taken longer (median 226 days) than 2023's (8.5). Sellers who ask more than the recent closings should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Turtle Pointe's own recent sales, by floor. Ground-floor sizes closed in 36 months at a $490,000 median (n = 7, from $475,000 to $600,000), and upper-floor sizes at $603,000 and $705,000.
The 36-month median is 72 days and the 12-month median is 226 days, with a range of 3 to 264 days in 36 months. The fastest closings, at 3, 11 and 12 days, were ground-floor flats priced near $475,000 to $500,000.
That depends on the condominium declaration, which we have not read; ask the association's manager. The club's transfer step and estoppel apply whatever the association requires.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, so confirm the tenant's lease terms and any association tenant approval before you list.
Turtle Pointe 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 checked every recent Turtle Pointe 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 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 Turtle Pointe 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.
★★★★★ “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 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
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Laura Zegarac, verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, verified Google review
Selling your Turtle Pointe at West Bay Club home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe 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 Turtle Pointe at West Bay Club homes for sale, condos for sale, association and club charges and living in Estero, answered from the records cited below. Each answer names Turtle Pointe at West Bay Club and says so plainly where a record is not public.
Turtle Pointe at West Bay Club is a neighborhood of 64 two-story coach-home condominiums in 16 four-unit buildings inside West Bay Club, a gated golf community in Estero, Florida. It was built between 1999 and 2004 and is the entry price rung of the community's coach homes.
No. This page covers Turtle Pointe at West Bay Club Condominium Association in Estero, Lee County, ZIP 33928. Turtle Pointe at Waterview, Indigo Isle at The Brooks and Laurel Oaks are different neighborhoods elsewhere, and Turtle Pointe Cove is the adjoining enclave with its own guide and its own sales.
Turtle Pointe at West Bay Club is inside the gated West Bay Club community in Estero, on Marsh Pointe Run, Ridgepoint Drive and Marsh Turtle Trail. The club's own real estate page places it near River Park and bordering the Preserve.
The Lee County 2026 roll carries 64 residential parcels, and the state condominium register lists 64 units on the recorded declaration. The two records agree, which is uncommon in older condominium neighborhoods.
Sixteen four-unit buildings by our count of the roll: 10 on Marsh Pointe Run (40 units), 4 on Ridgepoint Drive (16 units) and 2 on Marsh Turtle Trail (8 units). Two units sit on each floor of a building.
The county roll shows two sizes: 1,614 square feet on 32 ground-floor parcels and 2,044 square feet on 32 upper-floor parcels. The MLS also shows 1,632, 1,816, 2,040 and 2,060 square feet, so confirm the size of the specific unit before comparing prices.
The roll records two bedrooms on 54 parcels and three on 10, while the MLS calls 12 of the 15 marketed closings three-bedroom or three-bedroom plus den. The two records describe rooms differently, so count the rooms on the specific unit.
Between 1999 and 2004, with a median year built of 2000 on the county roll. The corporation was filed December 7, 1999, and the state register shows the declaration recorded December 23, 1999.
On September 29, 2026 the Southwest Florida MLS showed 8 Turtle Pointe at West Bay Club actives, from $429,900 to $675,000 with a $524,900 median ask. Call Marc at (239) 287-5873 for the live list, since eight listings change quickly.
Over 36 months to September 29, 2026, 10 MLS closings ran from $475,000 to $705,000 at a $495,000 median. In the last 12 months, 3 closed at a $490,000 median, which is a small sample.
The 36-month median is $301.92 per square foot of MLS living area (n = 10), and the 12-month median is $297.18 (n = 3, small sample). County and MLS square-foot figures measure different things, so we never compare them.
Down from 2023. The MLS median was $627,000 in 2023 (n = 4), and the three 2026 closings had a $490,000 median. Small samples describe direction, not a rate, and the county record shows $575,000 in 2023 and $490,000 in 2026.
The 36-month median is 72 days on market (n = 10), and the 12-month median is 226 days (n = 3, small sample). Over 36 months, 4 closings took 30 days or fewer and 5 took more than 90.
Since 2022 the county record shows upper-size sales at a $603,000 median (n = 7) and ground-size sales at $490,000 (n = 11), a premium of about $113,000 or 23 percent. Both figures rest on small samples.
Recent closings say yes. All 10 closings in 36 months sold below the final list price, at a median 94.2 percent of it. Only one of the 15 marketed closings since May 2022 sold above its final list.
The condominium association's dues are not published on any public record we found. The estoppel certificate states them, and Florida caps the estoppel fee at $299 for a current account. Ask for the budget and reserve schedule before your inspection period ends.
The club's estoppel page lists a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee, $15,450 in total, about 3.1 percent of a $495,000 price. Settle who pays each in the contract.
No. The club's FAQ describes a capped equity golf membership with a non-refundable joining fee that transfers only with a home sale, and a social membership for residents. Golf initiation and dues are not published on the club's pages, so ask the club.
Our community roster records its own clubhouse, pool and spa for Turtle Pointe residents. The association's rules on hours and guests are not public, so ask the manager for them.
We found no age restriction in the public record for Turtle Pointe at West Bay Club, and we have not read the declaration. Confirm in the declaration and rules before you buy.
That is set by the declaration and the association's rules, which we have not read, so we cannot state a minimum lease term or a rental cap. Ask the manager in writing and get the answer in the estoppel packet.
The pet rules are in the association's rules, which are not public. Federal fair housing rules on assistance animals apply regardless. Ask the manager for the current pet rules before you make an offer.
At all 14 building points we could test, FEMA's National Flood Hazard Layer shows Zone AE with a 11-foot base flood elevation on panel 12071C0587G, effective November 17, 2022. Two buildings on Marsh Turtle Trail could not be geocoded and should be checked.
If you finance with a federally backed mortgage, yes: lenders require flood insurance in special flood hazard areas, which include Zone AE. A cash buyer is not required to carry it, but should price it. Ask your insurance agent for a quote on the specific unit and floor.
Florida's milestone and structural reserve rules cover buildings of three or more habitable stories. Turtle Pointe's buildings appear to be two stories, which would put them outside the trigger, but the state's ordinary reserve rules still apply. Ask the association to state its status in writing.
The state's condominium register and the corporation record list Gulf Coast Realty and Property Management, while our earlier roster listed Sandcastle Community Management. Confirm the current manager with the association before you request documents.
Our community research found none on the tax bill for West Bay Club. Confirm the tax bill of the specific parcel with the Lee County Tax Collector.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for Estero. Lee County assigns by choice zone, so confirm current options for the address with the district.
Southwest Florida International Airport is about 17 to 20 minutes away, Bonita Beach about 15 to 20 minutes and Coconut Point shopping about 5 minutes, per our community research, without peak-season traffic.
Indigo Shores at West Bay Club has 92 larger condos and a $675,000 36-month median on 18 closings against Turtle Pointe's $495,000 on 10. Indigo Shores sells faster, at 44 median days against 72. The decision table above sets them side by side.
Ask for the declaration, bylaws, rules, current budget, reserve schedule, master insurance summary, any special assessment notice, the estoppel and an elevation certificate for the building. Read them before your inspection period ends.
By Lee County custom the seller pays documentary stamps and the owner's title policy, and the contract controls. A buyer pays the lender's costs, the club's charges if the contract assigns them, prepaid insurance and the buyer's inspections.
It suits a buyer who wants West Bay Club at its lowest coach-home price and accepts a slow resale market. The honest pros and cons section above lists the trade-offs, including the flood zone and the club's charges.
Call Marc at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we arrange gate access for every showing, and we can show a Turtle Pointe flat and an Indigo Shores home on the same morning.
These are the questions sellers ask most about listing a Turtle Pointe at West Bay Club home, pricing it, the closing paperwork and what buyers will ask, answered from the MLS and public records cited below. Each answer names Turtle Pointe at West Bay Club, and we never claim a sale we cannot show.
It depends on the floor and size. Ground-size flats closed at a $490,000 median in 36 months (n = 7) and upper-size flats at $603,000 and $705,000 (n = 2, small sample). Request a free valuation and Jesse will match your floor, size and condition.
Near the recent closings for your floor. Ground-floor flats listed near $490,000 to $515,000 have waited more than 320 days, while ground-size closings came at $475,000 to $500,000. Pricing above the closings has been the slowest path.
The 36-month median is 72 days (n = 10). The 12-month median is 226 days (n = 3, small sample), and the range over 36 months is 3 to 264 days. Flats priced near the recent closings sold fastest.
Supply is heavy: 8 listings against 3 closings in 12 months is 32.0 months of supply. A flat priced to the recent closings can still sell, but a seller who asks more should expect to wait.
Recent closings lean to spring. Eleven of the 15 marketed closings since May 2022 closed from January through June, and 4 closed from August through October. Small samples suggest a pattern, not a rule.
By Lee County custom the seller pays documentary stamps at $0.70 per $100 and the owner's title policy, and the contract controls. At $495,000 that is about $3,465 in stamps and about $2,550 in title premium.
An estoppel certificate states what you owe the association. Florida caps the fee at $299 for a current account and requires delivery within 10 business days under Section 718.116. The club has its own estoppel request fee of $100.
The club's estoppel page lists a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee, $15,450 in total. Decide in the contract who pays each, before you list, so the net proceeds are clear.
That depends on the declaration, which we have not read. Ask the manager whether the association requires approval or a right of first refusal, and get the answer in writing before you accept an offer.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, so confirm the lease terms and any association tenant approval before you list.
The declaration, bylaws, rules, current budget and reserve schedule, the master insurance summary, any special assessment notice, your elevation certificate and any flood policy history. Buyers ask for them in the first week.
Yes. Since 2022 upper-size flats recorded a $603,000 median and ground-size flats $490,000, a premium of about $113,000 or 23 percent in the county record. State your floor and size correctly.
Price it against ground-size closings, which ran $475,000 to $600,000 at a $490,000 median in 36 months (n = 7). The two ground-size actives at $490,000 and $514,900 have waited 361 and 326 days, which is the lesson.
Eight are listed as of September 29, 2026, six upper-size at a $539,450 median ask and two ground-size. That is more than two years of sales at the 12-month pace, so pricing and presentation matter.
The 36-month median is 94.2 percent of the final list price (n = 10), and every closing sold below list. The 12-month median is 93.3 percent (n = 3, small sample).
A $580,000 sale in July 2024 was entered after closing rather than marketed on the MLS, which the record marks as SDE. It has no days on market, so we list it but leave it out of every median.
Buyers and lenders will see Zone AE at the building, and financed buyers must carry flood insurance. Have the elevation certificate and your insurance history ready so a buyer can quote quickly.
They ask about the association dues, reserves and any special assessment, the club's charges, the floor and flood zone, roof age and lease and pet rules. Answers in writing shorten the timeline.
Settle any club dues and charges at closing. The club's FAQ says a golf membership transfers only with a home sale, so a golf member should ask the club how the transfer works before listing.
Under IRS rules a homeowner who owned and lived in the home two of the last five years may exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Ask a tax adviser about your case.
We hold no public record of renovation spending in Turtle Pointe, so we cannot state a return. Compare your finishes with the closings for your floor, and Jesse will tell you at the valuation whether an update is worth its cost.
The state register and corporation record list Gulf Coast Realty and Property Management, while an earlier roster listed Sandcastle. Confirm with the association before ordering the estoppel so the request reaches the right office.
We publish none for this neighborhood because none is on file. We tracked all 15 marketed closings since May 2022 and can walk through each comparable with you before you price.
Closings of your floor and size within the last 36 months, weighted to the newest. Small samples mean each closing matters, so we adjust for condition, updates, view, furnishings and lease.
We list it on the Southwest Florida MLS, and we show it with gate access arranged for every showing. We also present it against the Indigo Shores alternative, which is the comparison most buyers make.
Indigo Shores sells faster: 8 closings in 12 months at $649,500 against 3 at $490,000, with 1 listed against 8. Turtle Pointe is a lower-priced, slower market, so price and patience matter more.
With few recent closings, an appraiser has few comparables. Pricing to the recent closings for your floor lowers the risk. Know your options before the contract, and do not assume a buyer will cover a gap.
The 36-month median is $495,000, but it blends ground and upper floors, so it fits neither. A ground-floor flat near $495,000 is at the top of its range, and an upper-floor flat there is below its recent closings.
Do not. Turtle Pointe Cove is a separate enclave of single-family homes with its own association and its own two closings at $825,000 and $907,000. Its sales are not Turtle Pointe comparables.
The three fastest closings, at 3, 11 and 12 days, were ground-floor flats priced near $475,000 to $500,000. A quick sale means pricing to the closings, not to the median ask.
You can, but order the estoppel requests early. Florida gives the association 10 business days to deliver, and the club has its own request, so a buyer's timeline is set by whichever office is slower.
Request a free home valuation at the link in the seller section above, or call Jesse direct at (239) 898-6072. He will send the closings that match your floor and size, and a price range.
Every fact on this Turtle Pointe at West Bay Club guide traces to a primary record below: West Bay Club's own pages, Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll, the county recorded-sales file and the Southwest Florida MLS, listed after the links. No brokerage, listing portal or IDX feed is cited.
Data sets read directly, without a public link:
Turtle Pointe at West Bay Club's key documents are published by the State of Florida, Lee County, FEMA and the National Hurricane Center; 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 condominium estoppel through the association's manager.
Document | Issued by | Date | Link |
|---|---|---|---|
Condominium registry extract, Lee County (includes Turtle Pointe at West Bay Club) | Florida Division of Condominiums | current file | |
Lee County Flood Insurance Study, Volume 1 | Lee County Community Development | current file | |
Flood Map Revalidation Document | Lee County Community Development | current file | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | 2022 | |
Tropical Cyclone Report, Hurricane Milton | National Hurricane Center | 2024 | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | current form |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Turtle Pointe at West Bay Club. 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.
