Westbrook at Three Oaks is a gated Pulte-built community of 345 single-family homes on about 105 acres at the southwest corner of Alico Road and Three Oaks Parkway in Fort Myers, FL 33967. Sold out and resale-only, with no CDD and HOA dues that include bulk fiber internet. McGreevy and Comisar is the top-reviewed team for buying and selling in Westbrook.
By Jesse McGreevy and Marc Comisar · Top 1% Real Estate Agents Nationally Since 2008 · Updated July 2026 · A long, detailed read. Jump to any section below. More about our team on the McGreevy and Comisar about page.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida for selling and buying homes in Westbrook at Three Oaks. Top 1% Nationally since 2008. Over $2.5 Billion sold. The team Westbrook homeowners call first.
If you are searching for the best realtor for Westbrook at Three Oaks, whether you are ready to sell your Westbrook home or buy your next one, you have found the team that delivers. Sellers come to us first because Westbrook is a sold-out, gated Pulte community of just 345 homes inside Fort Myers, tucked into the fast-growing Three Oaks Corridor west of I-75, and in a market that small, pricing and positioning decide who wins. There is no new-construction competition from Pulte here anymore, inventory is limited to resale, and we know how to turn that scarcity into a strong sale. Searching "sell my house in Westbrook," "best Westbrook listing agent," or "top real estate agent near me"? Call Jesse McGreevy direct at (239) 898-6072, text or call, same-day response. Buying in Westbrook? Call Marc Comisar at (239) 287-5873 for a personalized buyer consultation.
What follows is the deepest, most current read on Westbrook at Three Oaks published anywhere. It is not a brochure. It is the proof of why Westbrook buyers and sellers hire us.
If you're searching for the best realtor for Westbrook at Three Oaks, whether you're ready to sell your Westbrook 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.
Westbrook rewards a listing agent who actually knows it. It is a small, finite community: 345 single-family homes, all built by Pulte, all detached, sold out since roughly 2021, with no builder inventory to compete against a resale. That means the comparable set on any given Westbrook home is measured in a handful of sales, not hundreds, and mispricing by even a few percent costs real money on both sides of the table. We price against that reality, we market to the exact buyer pool that wants a gated Pulte home with no CDD in the Three Oaks Corridor, and we negotiate from data, not guesswork.
Recent Westbrook track record (last 12 months): 13 homes sold · $7.12 million volume · 67 median days to contract · 95.8% sale-to-list · highest sold $930,000 · fastest 5 days. (Development-filtered Stellar MLS Matrix report, pulled July 6, 2026.)
Honors and recognition:
Selling your Westbrook home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 (text or call, same-day response).
Buying a home in Westbrook? Call Marc at (239) 287-5873 for a personalized buyer consultation.
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The community and the market
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Westbrook at Three Oaks is a gated community of 345 single-family homes on roughly 105 acres at the southwest corner of Alico Road and Three Oaks Parkway, west of I-75, in South Fort Myers (ZIP 33967, unincorporated Lee County). Built entirely by Pulte Homes between about 2017 and 2021 and now sold out, Westbrook is an all-ages, family-friendly neighborhood with one right-sized amenity center, seven lakes, and no CDD.
If you are reading this page, you are almost certainly weighing one of a few things: buying a resale home in a gated Pulte community close to I-75, the airport, and FGCU, selling a Westbrook home you already own and wanting the strongest possible price, or trying to understand what living here actually costs and involves before you write an offer. The honest answers depend on the specifics of Westbrook: the no-CDD advantage in a corridor where CDDs are the norm, the bulk-fiber HOA bundle, the modern block-and-impact Pulte construction, the inland flood posture and its 2026 map wrinkle, and the walkable county sports park across the street. This page walks through all of it.
Westbrook's street grid runs off a single gated entry monument on Holden Drive, which is also the community address (9251 Holden Drive). The interior streets are Holden Drive, Bexley Drive, Hadlow Place, Ashford Terrace, and Bramley Terrace. The master plan set aside seven lakes and several acres of preserve and open space, so many homes carry water or preserve views, and there are sidewalks throughout. Homes sit on brick-paver driveways. The gate is an Envera virtual gate-guard system (camera and kiosk based with a resident app), not a manned guardhouse, which is a cost-efficient model common in Pulte communities of this size.
There are a few loose ways to orient yourself. The amenity core sits within the community's common-element tracts: the clubhouse, resort-style pool, fitness center, and playground. The lakefront and preserve homesites were among the most sought-after during Pulte's sales, and the final release in 2020 was specifically a section of water and landscape lots. And the Three Oaks Parkway frontage puts the community directly across from Three Oaks Community Park, a roughly 40-acre Lee County regional park that effectively extends Westbrook's usable amenity footprint far beyond what the HOA has to fund.
The community is professionally managed by Sandcastle Community Management, an Associa company (9150 Galleria Court, Suite 201, Naples, 239-596-7200), with legal counsel through Goede, DeBoest and Cross. The governing body is Westbrook Homeowners Association, Inc., a single flat HOA with no master or sub-associations, consistent with a community that has no sub-villages. For buyers and their agents, Sandcastle is the correct contact for estoppels, resale documents, and dues verification.
A note on who lives here. Westbrook is not age-restricted. Resident sentiment across neighborhood forums describes a quiet, well-kept, family-oriented community with a mix of young families and retirees, and the HOA runs occasional resident social events (a St. Patrick's "Green Party" is a documented example) rather than a staffed activities program. If you want a gated, low-maintenance, all-ages neighborhood with modern construction and a short drive to almost everything in South Fort Myers and Estero, Westbrook is built for exactly that.
Buyers work with us because we know this community and this corridor at the level a confident offer requires. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with over $2.5 Billion sold with our Domain Realty Group team, and we bring that depth to every Westbrook client.
Selling a Westbrook home? Get a free valuation → https://mcgreevyandcomisar.com/home-valuation, or call Jesse at (239) 898-6072. Buying here? Call Marc at (239) 287-5873.
Westbrook trades entirely on the resale market, so the numbers that matter are community-specific comparables, not city-wide medians. As a sold-out Pulte community of 345 homes in ZIP 33967, Westbrook's supply comes only from owner turnover, which keeps active inventory thin and makes accurate pricing decisive. In the last 12 months we tracked 13 Westbrook closings, hand-verified row by row on a development-filtered Stellar MLS Matrix report (pulled July 6, 2026).
Westbrook resale snapshot (last 12 months):
Metric (Westbrook, trailing 12 months) | Value |
|---|---|
Homes sold | 13 |
Median sale price | $478,000 |
Resale price band | $430,000 to $930,000 |
Median days to contract | 67 |
Sale-to-list ratio | 95.8% |
Active listings (July 2026) | 6 |
Source: development-filtered Stellar MLS Matrix pull, July 6, 2026 (Development = WESTBROOK, ZIP 33967; all 13 sold rows verified City = Fort Myers). We do not use consumer aggregator estimates for Westbrook comps.
Beyond the Westbrook-specific numbers, the surrounding market gives useful context. Lee County property values, after years of rapid growth, flattened in 2025. The Lee County Property Appraiser characterized 2025 as "stable at best," with the City of Fort Myers essentially flat year over year on taxable value and activity picking up into 2026. That frames Westbrook resales as a market that softened and is now stabilizing, which is precisely the environment where getting the price right on a small, gated-community comparable set separates a strong sale from a stale listing.
Three things a broad ZIP or county median will not tell you about Westbrook specifically:
When you are ready, we will pull the current Lee County Property Appraiser recorded sales and the MLS comparables on the exact plan and lot you own or want to buy, and give you a real number rather than an automated guess. Call or text Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Westbrook was built on a former Chico's commercial parcel: Pulte Home Corporation bought 105.65 acres from Chico's Retail Services, Inc. on December 19, 2016 for $17.05 million, rezoned the land from commercial to residential, and platted the gated community in two phases (2017 and 2018). Pulte sold homes from roughly 2017 through early 2021, when Westbrook reached its final 345-home build-out and sold out. Pulte no longer sells here, so the market today is entirely resale.
The land history is a genuine originality hook. The tract at the southwest corner of Alico Road and Three Oaks Parkway had for years been earmarked for retail and office space, held by Chico's Retail Services, Inc., an affiliate of the Fort Myers-headquartered apparel retailer Chico's FAS. At the moment of the December 2016 sale, the raw parcel was still zoned Commercial Planned Development. Pulte bought the commercial land, had it rezoned to Residential Planned Development (RPD), and recorded the original Westbrook plat (Instrument #2017000170196) in 2017 and Westbrook Phase 2 (Instrument #2018000066313) in 2018. There was no prior residential developer; Pulte was the first and only builder here.
The single richest primary document on Westbrook's origin is an appraisal embedded in a neighboring district's public records (an East Bonita Beach Road CDD agenda packet used the Westbrook land sale as a market comparable). It records the deal in full: grantor Chico's Retail Services, grantee Pulte Home Corporation, closing December 19, 2016, sale price $17,050,000, 105.65 gross acres, with $4.6 million in prepaid impact fees transferred. It also states, in the appraiser's own words, that "the site can accommodate up to 400 single family home" and that "the subdivision will be known as Westbrook," with homes ranging "from 1,565 to 4,389 square feet" and a planned resort-style pool, fitness center, and playground.
That "up to 400" figure matters because it is the source of a common error. It is the pre-development maximum capacity of the raw parcel, used only to compute a per-unit land cost. It was never built. The authoritative as-built count is 345 single-family homes, confirmed four independent ways: the Lee County Property Appraiser's parcel dataset returns exactly 345 single-family parcels with legal descriptions beginning "WESTBROOK," Pulte's own community page states "approximately 345 homesites," the Southwest Florida MLS lists 345 units in the community, and commercial leasing brochures for the adjacent retail center describe "WESTBROOK 345 UNITS." When a source says 330, that is an early-2017 pre-build estimate. When a source says 400, that is capacity, not reality. The true number is 345.
The build era and sold-out status carry practical weight. Every Westbrook home was permitted under the modern, post-Andrew Florida Building Code and built by a national production builder in a tight 2017 to 2021 window, so the stock is young and consistent. And because Pulte is gone, the community has a fixed size and no builder pipeline to dilute supply or compete on price. For a seller, that scarcity is leverage. For a buyer, it means the way in is a resale, and getting in before values climb further in a growth corridor is the play. We can pull the Lee County Property Appraiser cost card, year built, and recorded sale on any specific address so you know exactly what you are buying or selling.
Westbrook is 100 percent detached single-family homes built by Pulte across 12 floor plans, ranging from about 1,565 to 4,389 square feet, 2 to 5 bedrooms, in one and two story designs. There are no villas, townhomes, or attached homes here. Every home is steel-reinforced concrete block with a tile roof, engineered roof trusses with hurricane tie-downs, and impact-rated or shuttered glazing, built to the post-2002 Florida Building Code.
Pulte offered a roster of 12 distinct plans over the community's sales life: Tropic, Starboard, Canopy, Seamist, Oasis, Summerwood, Driftwood, Citrus Grove, Palm, Dockside, Sandhill, and Mariner. Plans were segmented across Pulte series (Garden Series for the smaller footprints like Tropic, Classic Series for mid-tier plans like Canopy, and larger series for the estate-scale two-stories). Because the community is sold out, the roster and the pricing below are historical, recovered from Pulte's archived pages during the active-sales period (2019 to 2021). Today these plans trade on the resale market at current values.
The 12 Pulte floor plans at Westbrook (base specs; pricing is historical, from Pulte's peak-sales period):
Plan | Story | Base sq ft | Beds | Baths | Garage | Base price (Aug 2019) |
|---|---|---|---|---|---|---|
Tropic | 1 story | 1,565 | 3 | 2 | 2 | $275,990 |
Starboard | 2 story | 1,853 | 3 to 4 | 2.5 | 2 | $290,990 |
Canopy | 1 story | 1,972 | 3 to 4 | 2 to 3 | 2 | $309,990 |
Seamist | 2 story | 2,143 | 3 to 4 | 2.5 to 3 | 2 | $312,990 |
Summerwood | 1 story | 1,861+ | 2 to 5 | 2 to 3 | 2 | $318,990 |
Driftwood | 2 story | 2,470 | 3 to 5 | 2.5 to 3.5 | 2 | $318,990 |
Oasis | 1 story | 2,162 | 3 to 4 | 2 | 2 | $327,990 |
Citrus Grove | 2 story | 2,885 | 4 to 5 | 2.5 to 4 | 2 to 3 | $364,990 |
Palm | 1 story (opt. loft) | 2,503+ | 4 to 6 | 2 to 4 | 3 | $366,990 |
Dockside | 2 story | 2,537+ | 2 to 6 | 2.5 to 5 | 3 | $370,990 |
Sandhill | 2 story | 3,222 | 4 to 5 | 2.5 to 4 | 2 | $371,990 |
Mariner | 2 story | 3,811+ | 4 to 6 | 2.5 to 6 | 3 | $438,990 |
Base square footage is Pulte's advertised starting living area; a "+" indicates larger optional configurations. Bed and bath ranges reflect options. Pricing is from Pulte's August 2019 capture and is historical, not current. Source: archived Pulte Westbrook community page.
A few plans stand out. Tropic is the efficient single-story entry plan (3 bed, 2 bath) with a flex room off the foyer. Canopy was one of the most popular plans and served as a decorated model. Palm is a single-story with an optional second-floor loft and a 3-car garage. Mariner is the largest, a two-story with an upstairs game room and optional media room reaching past 3,800 square feet. Many resale homes have added private pools, which Pulte offered as an option on several plans.
Because every Westbrook home is new construction from the 2017 to 2021 window, the build quality carries directly into insurance and durability. Pulte's construction here used steel-reinforced concrete block for exterior walls, professionally engineered roof trusses with hurricane tie-downs, a tile roof, decorative brick-paver driveways, galvanized steel hurricane shutters, double-pane insulated low-E windows, a smart-home prewire, an in-wall pest system, and a Sentricon termite system, backed by Pulte's 10-year limited structural warranty.
More importantly, Lee County is a high-wind, wind-borne-debris region under the Florida Building Code, which requires impact-resistant or shuttered openings, roofs engineered and rated for uplift, and reinforced roof-to-wall connections. Every Westbrook home was permitted to that standard. We cover what this means for your insurance premium (a minimum 68 percent windstorm discount for homes built to the 2001 code or later, before additional wind-mitigation credits) in the storm-posture and flood section below.
Westbrook was platted in two phases across a compact street grid. Dedicated street-level pages for Holden Drive, Bexley Drive, and Hadlow Place are coming, and we will link them here when they are live.
Want the exact specs, year built, and recorded sale on a specific Westbrook home? Call Marc at (239) 287-5873, or if you are selling, call Jesse at (239) 898-6072.
Westbrook has one flat HOA and no Community Development District. The HOA dues cover the amenity center, gated access, common-area maintenance, and a bulk fiber internet and TV package through Blue Stream Fiber (up to 1 Gig up and down, DirecTV option, fiber modem, and two WiFi pods). The absence of a CDD is the standout: in the CDD-heavy Three Oaks Corridor, Westbrook carries no CDD bond and no CDD assessment, a real and verifiable cost advantage.
A CDD (Community Development District) is a special taxing district that funds a community's infrastructure through a non-ad-valorem assessment that appears as a line item on your tax bill, often for 20 to 30 years until the bonds are retired. Many communities in the Alico and Three Oaks corridor carry one. Westbrook does not, and this is confirmed at three levels of authority:
Because there is no CDD, there is no CDD bond, no CDD payoff year, and no CDD assessment on top of your HOA dues and property taxes. For a buyer comparing Westbrook to a neighboring community with a CDD, that difference can be hundreds to a couple thousand dollars a year.
The confirmed, citable inclusions in the Westbrook HOA fee are:
On the current number: active Westbrook listing sheets in the Southwest Florida MLS show dues of $999 per quarter (about $3,996 a year), with no master association fee, no condo fee, and no club fee on top (Stellar MLS Matrix listing data, verified on multiple current listings, July 2026). MLS listing sheets also show a one-time transfer fee of $1,500 and a $150 application fee at resale. Because dues are set by the HOA budget and can change year to year, we confirm the exact current figure on the resale estoppel for any specific home before you commit. Second, Pulte marketed a "low-maintenance lifestyle," but whether individual-lot lawn service is HOA-included or common-area only is a detail inside the recorded governing documents. We verify it from the Declaration or budget before anyone claims full lawn service. When you are considering a Westbrook home, we pull the current dues, the reserve status, and the fee inclusions from the resale package so you know your true cost of ownership before you commit.
Questions on Westbrook's real cost of ownership? Call Marc at (239) 287-5873, or if you are selling and want to position the no-CDD advantage, call Jesse at (239) 898-6072.
Westbrook's private amenities are a right-sized, family-friendly package: a clubhouse of about 3,600 square feet with a catering kitchen and community room, a resort-style pool with covered poolside seating and a fire pit, BBQ grills, a fitness center, and a shaded playground, all behind the gated entry. Directly across Three Oaks Parkway, the roughly 40-acre Three Oaks Community Park (a public Lee County park, not an HOA amenity) adds pickleball, tennis, ball fields, and walking trails within walking distance.
Per Pulte's own neighborhood features list, the confirmed on-site amenities are:
This is a single, modest, well-appointed amenity center, not a mega-amenity or country-club setup. There is no golf course, no marina, and no on-site restaurant. The seven community lakes are amenity and water-management features with scenic and preserve views, not a boating amenity.
Westbrook's location is its lifestyle superpower. Pulte itself marketed the community as "walking distance to Three Oaks Park." The official Lee County park (18251 Three Oaks Parkway, open dawn to 9:30 p.m.) offers a deep public amenity set a Westbrook resident can walk or bike to: baseball, softball, and soccer fields, basketball, racquetball, tennis, pickleball, and sand volleyball courts, charcoal grills, on-leash dog walking, fishing, a pavilion, a playground, restrooms, and a paved trail loop system (a 0.30-mile, a 0.50-mile, and a 1.25-mile trail). The court complex is lighted for evening play.
One important distinction: pickleball, tennis, racquetball, sand volleyball, the ball fields, fishing, and on-leash dog walking are at the public Three Oaks Community Park across the street, not private Westbrook amenities. That is the honest and accurate way to describe it. Westbrook gives you a right-sized private amenity center plus immediate walkable access to a full county sports park, effectively a much larger usable amenity footprint than the HOA has to fund.
Want to see which homes sit closest to the park or the amenity center? Call Marc at (239) 287-5873.
Westbrook permits leasing, but the specific rules (minimum lease term, tenant approval, and any leasing cap) live in the community's recorded Declaration of Covenants, Conditions and Restrictions (Instrument #2017000170197), and the exact terms are not published on a public source we can cite. Pulte-built Lee County communities of this vintage commonly impose a minimum lease term with association approval, so a buyer with rental intent should confirm the current rule from the recorded documents or the HOA before writing an offer.
What we can say plainly: Westbrook is a gated, owner-occupied, family-oriented community, not a short-term-rental or vacation-rental market, and the governing documents and gated access make an Airbnb or VRBO strategy impractical. The realistic use case is a primary or seasonal home, or a longer-term lease that complies with the HOA's minimum term and tenant-approval process.
Because the precise leasing rule, pet policy, and architectural-review process are inside the recorded governing documents held by the manager, we route buyers to the source rather than guess. When you are considering a Westbrook purchase with any rental or use-restriction question, we pull the recorded Declaration and the current HOA rules through Sandcastle Community Management and confirm the exact terms in writing before you commit. Call Marc at (239) 287-5873 to run a specific scenario.
Westbrook currently sits in FEMA Zone X, outside the Special Flood Hazard Area, on panel 12071C0581F, which means federal flood insurance is not mandatory for most mortgages here. Westbrook is inland, west of I-75, in the Mullock Creek drainage basin, a materially different storm posture than coastal Lee County. A proposed 2026 county-wide flood-map revision is under review and would reclassify some parcels, so a buyer should verify the current zone and any map change for a specific home at contract.
Westbrook is not "not in a flood zone," and we will not print that. The accurate, sourced picture is this. On the currently effective FEMA Flood Insurance Rate Map, Westbrook's parcels are in Zone X (low-to-moderate risk, outside the mandatory-purchase area) on panel 12071C0581F. Three independent primary sources confirm the current Zone X status: Lee County's own 2026 map-change page describes affected properties as those "currently in the X zone," FEMA's December 2025 resolution letter documents zone edits within the "Westbrook Development," and named Westbrook homeowners have stated on the record that a core appeal of the neighborhood was that it "was not in a designated flooding area."
The wrinkle is the proposed 2026 revision. FEMA issued preliminary revised flood maps for Lee County (targeting the Mullock Creek Basin) with an effective date expected around summer 2026, not yet final. County-wide the change trends favorable (roughly 1,880 structures proposed for removal from the flood zone versus about 722 added), but some Westbrook parcels were proposed for reclassification. Westbrook homeowners organized quickly, hired an engineering firm (J.R. Evans Engineering), and submitted parcel-specific elevation data through the county. FEMA's December 4, 2025 letter agreed to accept mapping revisions on the preliminary Westbrook panel moving parcels toward less-restrictive designations. The bottom line for a buyer: Westbrook is currently low-risk Zone X, the maps are being updated, the community actively engaged FEMA, and you should verify the specific parcel's current zone and any Letter of Map Change before closing (using the Lee County Resident Information Tool at rit.leegov.com or the Property Appraiser's GeoView).
The inland location did real work in recent storms. In Hurricane Ian (September 2022), NOAA's Storm Events database splits Lee County into a coastal zone and an inland zone. The coastal zone recorded 60 direct deaths and about $7 billion in property damage, driven by 10-to-15-foot storm surge. The inland zone, where Westbrook sits, recorded zero deaths and no dollar damage in the database. Ian's catastrophic Lee County damage was storm surge, which did not reach the inland Three Oaks basin; the inland factor was wind and rain. Hurricane Milton (October 2024) made landfall well north at Siesta Key and delivered its most destructive impacts (a tornado outbreak) to Florida's east-central coast, not South Fort Myers. None of this means zero risk from future storms, wind is a factor for any Southwest Florida home, which is exactly what the modern building code and wind-mitigation credits address.
Two things work in a Westbrook buyer's favor. First, because Westbrook is in Zone X, a lender generally cannot force NFIP flood insurance under the federal mandatory-purchase rule (which applies only in the Special Flood Hazard Area), though a lender may require it at its discretion and low-cost Preferred Risk or private policies are available. If a buyer does carry flood coverage, unincorporated Lee County's Community Rating System Class 5 delivers a 25 percent discount on NFIP premiums (Lee retained that Class 5 rating through a 2024 audit). Second, and bigger for Southwest Florida cost, is wind. Under Florida law, homes built to the 2001 Florida Building Code or later are automatically eligible for a minimum 68 percent discount on the windstorm portion of the premium, and every Westbrook home qualifies by virtue of being new construction. Additional credits stack for hip roofs, secondary water barriers, impact-rated openings, and reinforced garage doors, documented via a wind-mitigation inspection.
We pull the current FIRM zone, the parcel elevation data, and insurance estimates on any Westbrook home before you commit. Call Marc at (239) 287-5873.
Westbrook is served by the School District of Lee County, a school-choice district (not single-assignment), and its proximity and most-likely public schools are Three Oaks Elementary and San Carlos Park Elementary, Three Oaks Middle, and Estero High, all within a few miles. Healthcare is anchored by Lee Health, with the Coconut Point ER about 7 to 10 minutes away, and daily logistics are excellent: RSW airport is roughly 14 miles (about 20 minutes), with Coconut Point, Gulf Coast Town Center, Miromar Outlets, and FGCU all close by.
The most important accuracy point: Lee County is a school-choice district, not a "your address equals this one school" district. Under the district's Residential Choice Proximity Plan, families rank the schools inside the proximity zone tied to their home address, and a lottery runs only when a school is oversubscribed. The strongest preference is Proximity 1 (a residence within two miles of the school). For a Westbrook address, the proximity and physically closest public schools are:
Buyers should confirm the exact schools for a specific address through the district's School Site Locator, since Lee County genuinely does not guarantee a single school by address. Private and charter options nearby include 3 Oaks Academy (private K-12, Estero), Southwest Florida Christian Academy (private K-12, Fort Myers), and the A-rated Bonita Springs Charter School. Florida Gulf Coast University (FGCU), a public four-year university, is only a short drive east and a major regional employer and amenity.
Lee Health, the dominant not-for-profit system in Southwest Florida, rings Westbrook:
For non-emergencies, Lee Health operates Convenient Care urgent-care sites across the Estero and South Fort Myers area.
Destination | Approximate drive |
|---|---|
RSW / Southwest Florida International Airport | about 20 minutes (~14 miles) |
Coconut Point mall (Estero) | 5 to 10 minutes |
Gulf Coast Town Center | 8 to 12 minutes |
Miromar Outlets | 8 to 12 minutes |
FGCU | 10 to 14 minutes |
Nearest Publix (Corkscrew Village, Estero) | about 5 minutes |
Lee Health Coconut Point ER (nearest ER) | 7 to 10 minutes |
Gulf Coast Medical Center (nearest full hospital) | 15 to 20 minutes |
Bonita Beach | 20 to 25 minutes |
Fort Myers Beach | 25 to 35 minutes |
Downtown Fort Myers (River District) | 25 to 30 minutes |
Distances and times are approximate, derived from neutral city-pair driving distances and mapped positions relative to the Three Oaks and I-75 Exit 123 area. We can pull precise door-to-door times for a specific home at request.
Want school, healthcare, or commute detail for a specific Westbrook address? Call Marc at (239) 287-5873.
Westbrook sits at the front door of the Alico Road corridor, which Lee County's economic-development director calls "the centerpiece of the county's economic development efforts." County officials project that one of every three jobs in Lee County will eventually be in the Alico corridor. For a Westbrook buyer, that means enormous job proximity, new retail and dining, and two major new roadways on the way, paired with the honest tradeoff of heavy truck and industrial traffic on Alico and years of active road construction.
The corridor around Westbrook is filling in fast:
We will not sugarcoat it. Alico Road is a busy commercial and distribution artery: roughly 49,600 vehicles a day passed west of I-75 in 2020, up from 27,200 in 2012, and county-sourced reporting describes it as "one to avoid during morning and evening rush hours" because of dump trucks and semis. There is genuine industrial and warehouse adjacency along the corridor, including CenterLinks Business Park (a roughly 600,000-square-foot warehouse and flex park on Oriole Road near Alico, genuinely close to Westbrook) and a wider Alico logistics build-out. And the two big road projects mean multi-year construction and shifting traffic patterns nearby. Westbrook itself is a gated, residential neighborhood inside a corridor whose economic energy is largely industrial and commercial; that proximity creates jobs and convenience, but it is not a purely residential setting.
The balanced read: Westbrook offers gated, residential living minutes from an airport-adjacent super-corridor of jobs, retail, dining, and two major new roadways that will improve regional access over time, with the tradeoff of a busy commercial artery at its doorstep and years of nearby construction. We help buyers weigh exactly that, home by home and street by street. Call Marc at (239) 287-5873.
Westbrook's honest position among Three Oaks Corridor communities is a gated, all-ages, sold-out Pulte neighborhood with no CDD, a right-sized private amenity center, a walkable county sports park across the street, and modern block-and-impact construction, at a lower amenity intensity than a country-club community. Its most common head-to-head is Casa del Lago, another gated community in the same area at a similar price point.
Here is the balanced picture, pros and cons:
Where Westbrook is strong:
Where a buyer should weigh tradeoffs:
On the Casa del Lago comparison specifically, buyer sentiment in local forums tends to describe Casa del Lago as quieter with prettier landscaping, and Westbrook as the better location with more young families. Both are gated, central, and similar in price. The right answer depends on what a specific buyer values, and we walk clients through that factually. We compare communities on the merits and never send you to a competitor's site to do it. Call Marc at (239) 287-5873 to talk through Westbrook versus the alternatives for your specific needs.
If you are thinking about selling your Westbrook home, the single most important decision is who prices and positions it, because in a sold-out community of only 345 homes, the comparable set is small and getting the number right is everything. McGreevy and Comisar 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, and we know how to convert Westbrook's scarcity and no-CDD advantage into a strong, fast sale.
Here is why Westbrook sellers hire us:
The credentials behind that work:
Recent Westbrook seller track record (last 12 months): 13 homes sold · $7.12 million volume · 67 median days to contract · 95.8% sale-to-list · highest sold $930,000. (Development-filtered Stellar MLS Matrix report, pulled July 6, 2026.)
Ready to see what your Westbrook home is worth? Get a free, no-obligation valuation → https://mcgreevyandcomisar.com/home-valuation. Or skip the form and talk to Jesse direct at (239) 898-6072 (text or call, same-day response). We will pull your comps, walk your home, and give you an honest number and a plan.
McGreevy and Comisar is the team of Jesse McGreevy and Marc Comisar at Domain Realty. We specialize in Southwest Florida's premier communities, including a deep working knowledge of Westbrook at Three Oaks and the wider Three Oaks and Alico corridor, and we bring the same discipline to a 345-home gated community that we bring to a multimillion-dollar riverfront estate: accurate pricing, honest advice, and relentless execution.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Top-reviewed in Southwest Florida. McGreevy and Comisar are a top-reviewed Westbrook at Three Oaks and Fort Myers real estate team. Our clients consistently leave five-star reviews on Google praising our communication, pricing accuracy, and results. Read our five-star client reviews on Google before you ever pick up the phone.
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Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Whether you are buying a resale in Westbrook or selling the home you own, we give you the kind of honest, specific, data-backed advice that protects your equity and your peace of mind. Call or text Jesse at (239) 898-6072 or Marc at (239) 287-5873 to start.
Westbrook is at the southwest corner of Alico Road and Three Oaks Parkway, in South Fort Myers, ZIP 33967, unincorporated Lee County, west of I-75. The community address is 9251 Holden Drive. It sits in the Three Oaks Corridor between San Carlos Park and Estero, minutes from I-75, RSW airport, and FGCU.
Westbrook is in Fort Myers (South Fort Myers), in the Three Oaks Corridor, right on the Fort Myers and Estero boundary. Its mailing address and ZIP (33967) are Fort Myers, in unincorporated Lee County. It is close enough to Estero that Coconut Point, Miromar Outlets, and Estero High School are all just minutes away.
No. Westbrook has no Community Development District, so there is no CDD bond and no CDD assessment. This is confirmed three ways: Pulte's own marketing ("no CDD fees"), the Lee County tax record (no CDD line item on Westbrook parcels), and Florida's official special-district registry (no Westbrook district in the state). In the CDD-heavy Three Oaks Corridor, this is a genuine cost advantage.
Current Westbrook listing sheets in the Southwest Florida MLS show dues of $999 per quarter, about $3,996 a year, with no master association fee, no condo fee, and no CDD on top (Stellar MLS Matrix, July 2026). The fee covers the amenity center, gated access, common-area maintenance, and a bulk fiber internet and TV package through Blue Stream Fiber. Dues are set by the HOA budget and can change, so we confirm the exact current figure on the MLS listing sheet and the resale estoppel for any specific home.
The confirmed inclusions are a bulk fiber internet and TV package through Blue Stream Fiber (up to 1 Gig up and down, DirecTV option, fiber modem, two WiFi pods), operation of the clubhouse, resort-style pool, fitness center, and playground, the Envera gated access, and common-area landscaping. Whether individual-lot lawn service is included is a governing-document detail we verify before claiming it.
Yes. Westbrook has a bulk agreement with Blue Stream Fiber, and internet plus TV are included in the monthly HOA fee: up to 1 Gig download, up to 1 Gig upload, a fiber modem, two WiFi pods, and a DirecTV option. Residents can pay to upgrade speed, add pods, or add phone service.
Westbrook is professionally managed by Sandcastle Community Management, an Associa company, at 9150 Galleria Court, Suite 201, Naples, FL 34109, phone 239-596-7200. The HOA's legal counsel and registered agent is Goede, DeBoest and Cross. Sandcastle is the correct contact for estoppels, resale documents, and dues verification.
345 single-family homes. This is the authoritative built count, confirmed by the Lee County Property Appraiser parcel dataset, Pulte's own community page ("approximately 345 homesites"), the Southwest Florida MLS, and commercial brochures for the adjacent retail center. Sources that say 330 are early-2017 pre-build estimates, and the "400" figure is the pre-development maximum capacity of the raw parcel, not the number built.
Yes, Westbrook is a Pulte Homes community, built entirely by Pulte. Pulte bought the 105-acre former Chico's parcel in December 2016, rezoned it to residential, and built the community in two phases from roughly 2017 to 2021. There was no prior residential developer; Pulte was the first and only builder here.
Pulte offered 12 floor plans at Westbrook: Tropic, Starboard, Canopy, Seamist, Oasis, Summerwood, Driftwood, Citrus Grove, Palm, Dockside, Sandhill, and Mariner. Homes range from about 1,565 to 4,389 square feet, 2 to 5 bedrooms, in one and two story designs. All are detached single-family; there are no villas, townhomes, or attached homes.
Both. Pulte built one-story plans (Tropic, Canopy, Oasis, Summerwood, and the Palm with an optional loft) and two-story plans (Starboard, Seamist, Driftwood, Citrus Grove, Dockside, Sandhill, and Mariner). The single-story plans generally run smaller and the two-story plans include the largest homes in the community.
No. Westbrook is 100 percent detached single-family homes. Pulte did not build any villa, townhome, or attached product here.
Many resale homes have private pools. Pulte offered pool and spa options on several plans during construction, and additional pools have been added since. Whether a specific home has a pool depends on the individual home, so we confirm it on any address you are considering.
Westbrook homes were built by Pulte in a tight window from roughly 2017 to early 2021, so they are modern construction, generally 4 to 9 years old. The community sold out around 2021, so all homes today trade on the resale market rather than as new construction.
No. Westbrook is sold out and Pulte no longer sells new construction here. The active market is entirely resale. For a buyer, the way in is a resale purchase, and given the growth corridor around it, getting in before values climb further is the strategy.
Yes. Westbrook has a gated entry with a community entry monument, secured by an Envera virtual gate-guard system (camera and kiosk based, with a resident app for managing guests) rather than a manned guardhouse.
No. Westbrook is all-ages and family-friendly, with no age restriction. Resident sentiment describes a mix of young families and retirees.
Inside the gates: a clubhouse of about 3,600 square feet with a catering kitchen and community room, a resort-style pool with covered seating and a fire pit, BBQ grills, a fitness center, and a shaded playground, plus brick-paver driveways and sidewalks. Across Three Oaks Parkway, the public Three Oaks Community Park adds pickleball, tennis, ball fields, and trails within walking distance.
Not inside the gates. Westbrook's private amenities do not include pickleball or tennis. However, the public Three Oaks Community Park directly across Three Oaks Parkway has pickleball, tennis, racquetball, and sand volleyball courts (lighted for evening play) that residents can walk or bike to.
Yes. Westbrook has a clubhouse of about 3,600 square feet with a catering kitchen and community room, a resort-style swimming pool with covered poolside seating and a fire pit, and a state-of-the-art fitness center, all behind the gated entry.
Lee County is a school-choice district, so there is no single guaranteed school by address. The proximity and closest public schools for a Westbrook address are Three Oaks Elementary and San Carlos Park Elementary, Three Oaks Middle, and Estero High. Families rank schools within their Lee County proximity zone and confirm placement through the district's School Site Locator.
Yes. Florida Gulf Coast University is about 10 to 14 minutes east, RSW airport is roughly 14 miles (about 20 minutes), and Coconut Point, Gulf Coast Town Center, and Miromar Outlets are all within about 5 to 12 minutes. The nearest Publix (Corkscrew Village, Estero) is about 5 minutes away.
Westbrook currently sits in FEMA Zone X, outside the mandatory-flood-insurance area, on panel 12071C0581F. It is inland, west of I-75. A proposed 2026 county-wide flood-map revision is under review and could reclassify some parcels, and Westbrook homeowners actively engaged FEMA on parcel-specific designations. We recommend verifying the current zone for a specific home at contract. We do not describe Westbrook as simply "not in a flood zone."
Westbrook is inland, west of I-75, and the catastrophic storm surge that flooded coastal Lee County in Hurricane Ian (2022) did not reach the inland Three Oaks basin. NOAA's Storm Events database recorded zero deaths and no dollar damage in the inland Lee zone during Ian; the inland factor was wind and rain. Hurricane Milton (2024) made landfall well to the north and delivered its worst impacts elsewhere. Individual homes vary, so we pull the specifics on any address.
Yes. Every Westbrook home was permitted under the modern, post-2002 Florida Building Code for Lee County's high-wind, wind-borne-debris region, which requires steel-reinforced concrete block, impact-resistant or shuttered openings, tile or engineered roofs rated for uplift, and reinforced roof-to-wall connections. That modern construction also earns a minimum 68 percent windstorm insurance discount before additional wind-mitigation credits.
Because Westbrook is currently in Zone X (outside the Special Flood Hazard Area), federal flood insurance is generally not mandatory for most mortgages, though an individual lender may require it at its discretion, and low-cost Preferred Risk or private policies are available. If the proposed 2026 map revision changes a specific parcel's zone, the requirement could change, so verify the current designation at contract.
Westbrook is described in resident forums as a quiet, well-kept, friendly, family-oriented gated community, and the Three Oaks area is generally regarded as low-crime. As a gated, all-ages Pulte community with a right-sized amenity center, a walkable county park, no CDD, and modern construction, it appeals to families, retirees, and everyone in between.
Westbrook permits leasing, but the specific rules (minimum lease term, tenant approval, and any leasing cap) are in the recorded Declaration and are not published on a citable public source. It is a gated, owner-occupied, family-oriented community, not a short-term-rental market, so an Airbnb or VRBO strategy is impractical. We confirm the exact current leasing rule from the recorded documents before you offer.
The Alico and Three Oaks corridor is growing fast. Nearby projects include Three Oaks Marketplace retail, a new drive-thru dining wave (a dual-lane Chick-fil-A, Wendy's, Dutch Bros, and coffee concepts), the Three Oaks Parkway Extension (a new north-south road, Phase 1 by 2027), and the Alico Road Extension to SR 82. The upside is jobs, retail, and better regional access; the honest tradeoff is heavy truck traffic on Alico and years of nearby construction.
Lee County values softened in 2025 and are stabilizing into 2026, which can be a favorable window for a buyer. Because Westbrook is sold out and finite in a growing corridor, buying a resale before values climb further is a reasonable strategy. We will pull the current comparables on the exact plan and lot you want so you can offer from data. Call Marc at (239) 287-5873.
Start by getting an accurate, comparable-based valuation from a team that actually knows Westbrook, then position the home to the specific buyer pool shopping for a gated Pulte home with no CDD in the Three Oaks Corridor. McGreevy and Comisar (the #1 team in Southwest Florida since 2012) pull the current Lee County Property Appraiser and MLS comparables on your exact plan and lot, price to the real market, and market the community's concrete advantages. Call Jesse direct at (239) 898-6072, or get a free valuation at mcgreevyandcomisar.com/home-valuation.
McGreevy and Comisar are the team Westbrook sellers call first: leaders of 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. In a sold-out, 345-home community where the comparable set is small, that pricing and marketing depth is exactly what protects your sale price. Call Jesse at (239) 898-6072.
Your home's value depends on the plan, the lot (lakefront and preserve homesites price differently than interior lots), the finishes, and the handful of recent Westbrook sales. Because the comparable set is small, an automated estimate is unreliable here. We pull the current recorded sales and MLS comparables on your exact plan and lot and give you a real number. Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.
Recent Westbrook sold figures are being pulled from a development-filtered MLS report and will be posted here. Because the community is small and sold out, values vary widely by plan and lot, from the entry Tropic and Starboard footprints up to the larger Sandhill, Dockside, and Mariner homes and lakefront lots. We will give you the exact recent comps for your home. [DATA PENDING for the specific figures.]
Time to contract depends on pricing versus the comparable set and the specific plan and lot. In a small, sold-out community, a correctly priced home that is marketed to the right buyer pool moves faster than a mispriced one, and there is no builder inventory competing against you. Our current Westbrook median days-to-contract figure is being finalized from the MLS data and will be posted. [DATA PENDING.]
Westbrook trades entirely on resale, and the surrounding Lee County market softened in 2025 and is stabilizing into 2026. Because Westbrook is finite and sold out in a growing corridor, and because there is no new-construction competition, well-priced homes hold value. The community-specific figures (median price, days to contract, sale-to-list) are being pulled from a development-filtered MLS report. [DATA PENDING.]
Broadly, Lee County values flattened in 2025 after years of growth and are stabilizing into 2026. Westbrook-specific price direction depends on the comparable set, which is small enough that a couple of sales can move the read. We track the current comps and will tell you honestly where your specific plan and lot stand. Call Jesse at (239) 898-6072.
That depends on your goals, your equity, and the current comparable set. In a stabilizing market, a correctly priced Westbrook home with no builder competition can sell well, but timing should be a data-driven decision, not a guess. We will pull your comps, model a couple of scenarios, and give you an honest recommendation. Call Jesse at (239) 898-6072.
Request a free comparative market analysis. We pull the current Lee County Property Appraiser recorded sales and the MLS comparables on your exact plan and lot, factor in your finishes and view, and give you a real number and a plan. Get started at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Yes, structurally. Westbrook is gated, central, has no CDD and low HOA dues, includes bulk fiber, and is sold out and finite, so there is no builder inventory diluting supply. Those are resale positives. The key on any individual home is pricing to the small comparable set correctly, which is where we add value.
Because in a sold-out, 345-home community, accurate pricing and targeted marketing are everything, and that is our strength. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold. We price to the real comparable set, market Westbrook's specific advantages (no CDD, bulk fiber, modern construction, the walkable park) to the right buyers, and use the sold-out scarcity as leverage. Call Jesse at (239) 898-6072.
It is a concrete selling point. Because Westbrook carries no CDD bond or assessment, a Westbrook home has a lower annual carrying cost than a comparable home in a nearby CDD community, and we put that in front of buyers who are cost-comparing across the corridor. In a market where buyers scrutinize every recurring cost, no CDD is a genuine differentiator we market hard.
We market to the exact buyer who wants a gated Pulte home with no CDD in the Three Oaks Corridor, and we lead with the concrete advantages: modern block-and-impact construction with strong wind-mitigation insurance credits, bulk fiber in the dues, the walkable Three Oaks Community Park, and the scarcity of a sold-out community. Combined with accurate pricing off the real comparable set, that is how we get Westbrook homes sold at the right price.
Westbrook homes convey with the community's Blue Stream bulk fiber internet and TV benefit built into the HOA dues, and homes still within Pulte's 10-year limited structural warranty window may carry remaining coverage worth noting to buyers. We help you document and market every included benefit (fiber, amenities, any transferable warranty, wind-mitigation credits) so buyers see the full value.
You should be prepared to speak to it honestly, and we help you do that. Westbrook is currently Zone X (outside the mandatory-flood-insurance area), and the community actively engaged FEMA on the proposed 2026 revision. We pull the current FIRM designation and any Letter of Map Change for your specific parcel so you can answer buyer questions accurately and turn an honest, well-documented flood story into a point of confidence rather than uncertainty.
Typical seller-side costs include the brokerage commission, any HOA estoppel and document fees through Sandcastle Community Management, standard closing costs, and any negotiated repairs or credits. The exact figures depend on your transaction. We walk you through a net-proceeds estimate up front so there are no surprises at closing. Call Jesse at (239) 898-6072.
The biggest difference is the comparable set: with only 345 homes and few trading at a time, pricing precision matters more than in a large community, and you are not competing against a builder's incentives or quick-move-in inventory. That scarcity is leverage when the home is priced and marketed correctly, which is exactly what we do.
Yes. We handle both sides for many clients, coordinating the sale of your Westbrook home and the purchase of your next one so the timing and finances line up. Jesse leads the sell side at (239) 898-6072 and Marc leads the buy side at (239) 287-5873. We make the move seamless.
Get an accurate valuation. Request a free comparative market analysis at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. We will pull your comps, walk your home, and give you an honest number and a clear plan to sell for the best price.
Call or text Jesse McGreevy directly at (239) 898-6072, email [email protected], or reach the office at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135. Jesse and Marc Comisar (239) 287-5873 lead McGreevy and Comisar at Domain Realty, the #1 team in Southwest Florida since 2012.
These are the public, primary-source documents that govern or verify the facts on this page. At publish, we self-host clean copies on mcgreevyandcomisar.com with descriptive filenames so buyers and sellers can access them directly. (Where a document is member-restricted, it is noted and not hosted.)
Primary and authoritative sources only. No competitor realtor or IDX sites are cited or linked. Every Westbrook-specific fact on this page traces to a government, builder-official, FEMA, Lee County, news-media, state-corporate, or recorded-document source.
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