Westlake Court is the newest homeowners' association neighborhood inside West Bay Club in Estero: 25 detached homes built 2016 to 2023, every recent closing listed, and the flood and fee records checked. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Westlake Court is a single-family neighborhood inside the master-planned community of West Bay Club in Estero, Florida. It is the newest homeowners' association neighborhood in the gates: 25 homes on the 2026 Lee County tax roll, built between 2016 and 2023 on 26 platted lots along two streets, with a $2,700,000 median across 6 Southwest Florida MLS closings in the 24 months to September 29, 2026. 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 Westlake Court Homeowners' Association, Inc. in Estero, Lee County, Florida, ZIP 33928, which the county roll records as Westlake Court Two and the club's own website spells "West Lake Court." It is not the City of Westlake in Palm Beach County, and it is not any other Westlake on the state's corporate register. Inside West Bay Club it is not Laurel Oaks at West Bay Club, and it is not the separate Laurel Oaks subdivision elsewhere in Estero, Indigo Isle at The Brooks, or Turtle Pointe at Waterview.
If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Westlake Court home has cost, which records are public (the state's corporate filing, the county roll, the FEMA map and the club's estoppel page), and which ones you must ask for before you write an offer. Where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Westlake Court 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 lot by lot, and the state's corporate register.
If you're searching for the best realtor for Westlake Court in West Bay Club, Estero, whether you're ready to sell your Westlake Court 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 Westlake Court home from its own closings, and we do that below in the open.
Recent Westlake Court track record (last 12 months): In the last 12 months Westlake Court has seen 2 closings in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), both at $2,700,000 (n = 2, even, the middle pair is $2,700,000 and $2,700,000), $5,400,000 in total volume, a median of 180.5 days on market and a median sold-to-list ratio of 95.1%. The highest-priced Westlake Court closing in the last 60 months was $3,100,000 for a four-bedroom-plus-den home in January 2025. We publish no count of Westlake Court 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 2 Westlake Court closings in the Southwest Florida MLS, and we tracked all 13 closings the MLS has recorded here since December 2021 (11 marketed through the MLS and 2 entered after closing). Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Westlake Court sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At a $2.7 million price point with no home currently listed, the marketing has to reach the buyer who wants a newer golf-edge home inside West Bay Club, and the paperwork has to be ready early: the Westlake Court association's estoppel through its management company, the club's estoppel and its published closing amounts, and the flood elevation certificate.
For Westlake Court buyers: the first question is the map, because both Westlake Court streets test in a FEMA special flood hazard zone at our geocoded points, unlike much of the community. The second is the club, because the golf membership is a separate document and a separate cost. The third is the association, which files annual reports through a management company and whose declaration we have not read.
Honors and recognition:
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Westlake Court means a single-family home of 2,816 to 4,690 heated square feet on a small two-street lane, built 2016 to 2023, inside a gated community with an equity golf club, and governed by its own homeowners' association on top of the community association. The club's website places it overlooking the 7th and 8th holes.
Westlake Court is a 25-parcel neighborhood of detached homes. The county roll carries 25 residential parcels coded single-family, all in one recorded legal, Westlake Court Two. The plat has 26 lots numbered 1 to 26; lots 1 and 2 are one parcel with a 4,690 square foot home, which is why the roll shows 25 and the developer-era description shows 26. That reconciles the "25 or 26 villas" spread in older marketing (our reading of the roll's legal descriptions).
The 25 parcels sit on two streets, Montserrat Lane (16 homes) and Saint Barts Lane (9 parcels). Saint Barts Lane is the older street: all nine of its parcels were built 2016 to 2021. Montserrat Lane holds the newest homes, including all six built in 2022 and 2023.
The state's corporate register and the county roll spell it Westlake Court. The community's own website spells it West Lake Court, and the MLS field spells it Westlake Court. All three are the same place, so a search for any of them should land here.
The public record supports three uses: a primary residence inside a gated club community, a seasonal home in a maintenance-light neighborhood, and a second home near Coconut Point. We read these from the price, size and lot size of the homes, and we describe the property, not the people who own it.
Six things buyers sometimes assume. No high-rise and no condominium: the roll codes every parcel as single-family, and the association is a homeowners' association under Chapter 720, not a condominium under Chapter 718 (Sunbiz lists it as a Homeowners' Association, and the roster records the 720 regime). No fixed slip or marina on the lane: River Park is a separate amenity. No age restriction that we found. No CDD bond on the tax bill, per the community guide. No public fee sheet for the association. No home on the market on September 29, 2026, so there was nothing to tour that day.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Westlake Court homes closed 11 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $2,683,000 median and 15 median days on market, the first window that reaches 10 closings. In the last 12 months, 2 closed at $2,700,000 each (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 | 2 (small sample) | $2,700,000 (mean of $2,700,000 and $2,700,000) | $918.54 | 180.5 | 95.1% |
24 months | 6 (small sample) | $2,700,000 (mean of $2,700,000 and $2,700,000) | $891.83 | 77 | 94.0% |
36 months | 6 (small sample) | $2,700,000 (mean of $2,700,000 and $2,700,000) | $891.83 | 77 | 94.0% |
60 months, first window with 10+ | 11 | $2,683,000 | $855.26 | 15 | 96.9% |
The six closings of the last 24 months total $16,500,000 in volume (our sum of the six sold prices), with days on market from 15 to 227 (mean 97.7 across the six) and a range of $2,600,000 to $3,100,000. All six sold below the final list price; the final asks totalled $17,451,000, so buyers took $951,000 off the six asks, or about $158,500 per sale on average.
Eleven marketed closings is enough for a median, but a neighborhood this small is read sale by sale. Here is each one, by month, price, bedrooms and area only, newest first.
Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Jun 2026 | 3 plus den, 3 and 1 half | 2,864 | $2,895,000 | $2,700,000 | 93.3% | 227 |
Mar 2026 | 3 plus den, 3 and 1 half | 3,019 | $2,785,000 | $2,700,000 | 97.0% | 134 |
Jun 2025 | 4, 4 and 1 half | 3,058 | $2,998,000 | $2,700,000 | 90.1% | 85 |
May 2025 | 4, 4 and 1 half | 3,040 | $2,795,000 | $2,600,000 | 93.0% | 56 |
Feb 2025 | 3 plus den, 3 and 2 half | 3,036 | $2,849,000 | $2,700,000 | 94.8% | 69 |
Jan 2025 | 4 plus den, 4 and 1 half | 3,147 | $3,129,000 | $3,100,000 | 99.1% | 15 |
Jun 2022 | 4 plus den, 4 and 1 half | 3,147 | $1,715,000 | $1,715,000 | 100.0% | 0 |
Jun 2022 | 3 plus den, 3 and 1 half | 2,837 | $1,559,142 | $1,559,142 | 100.0% | 0 |
Jun 2022 | 3 plus den, 3 and 1 half | 2,837 | $1,428,846 | $1,428,846 | 100.0% | 0 |
Apr 2022 | 4 plus den, 4 and 1 half | 4,644 | $2,683,000 | $2,683,000 | 100.0% | 0 |
Dec 2021 | 3 plus den, 3 and 2 half | 3,036 | $1,895,000 | $1,800,000 | 95.0% | 9 |
Two further transactions were entered in the MLS after closing and are not marketed sales: a 2,877 square foot, three-plus-den home at $1,475,000 in December 2023, and a 2,837 square foot home at $1,779,000 in October 2022. Neither has days on market and both are excluded from every median on this page.
In the last 12 months we tracked 2 closings: a 3,019 square foot home in March 2026 and a 2,864 square foot home in June 2026, both at $2,700,000. Two is a small sample, so the $2,700,000 median describes two sales, not a forecast. The June closing took 227 days and closed at 93.3% of its final list; the March closing took 134 days at 97.0%.
The six closings from January 2025 to June 2026 are the most useful set, because they are all resales of homes that were already built and all closed at $2,600,000 or more. Four closed at exactly $2,700,000. The 24-month median is $2,700,000 (n = 6, even, the middle pair is $2,700,000 and $2,700,000), and the median price per MLS square foot is $891.83.
The five older MLS closings, December 2021 to June 2022, are a different market. Four sold at 100.0% of list with zero days on market, and prices ranged from $1,428,846 to $2,683,000. They sit at $504 to $593 per MLS square foot (median $550 across the five, n = 5), against $855 to $985 in 2025 and 2026. A sale at the list price with no days on market is the pattern of a home sold before or as it was entered in the MLS. We do not have a record of who sold each one, so we do not call them builder sales, and we do not use them as comparables for a 2026 listing.
On September 29, 2026 the MLS showed no Westlake Court home for sale. With 25 homes and 2 closings in 12 months, annual MLS turnover is 8 percent of homes, and 6 closings in 24 months is 24 percent (our arithmetic on the roll count). Zero active listings against 2 closings a year is a supply reading, not a demand reading: it means a buyer who wants a Westlake Court address may have to wait, or ask about a home before it lists.
The county's qualified recorded sales cover more years than the MLS, but they mix home sales and lot-scale sales, so we split them. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales; they are never compared with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 2 | $2,625,000 (mean of $2,550,000 and $2,700,000) |
2025 | 4 | $2,700,000 (mean of $2,700,000 and $2,700,000) |
2021 | 5 | $250,000 (four at $200,000 to $255,000 and one at $1,800,000) |
2020 | 6 | $380,000 (four at $255,000 to $420,000 and two at $1,300,000 and $1,360,000) |
2019 | 3 | $410,000 (two at $375,000 and $410,000 and one at $1,710,000) |
2018 | 1 | $325,000 |
2017 | 2 | $925,000 (one at $370,000 and one at $1,480,000) |
2016 | 7 | $370,000 (four at $330,000 to $370,000 and three at $1,393,876 to $1,642,297) |
2015 | 3 | $350,000 |
The county file holds 33 qualified sales in all. Nineteen are at $200,000 to $420,000 (median $350,000, n = 19); we read these as sales of vacant lots before the homes were built, because the roll's year built for every home is 2016 or later, but the file does not label land, so that is our inference. Fourteen are at $1,300,000 to $3,100,000 (median $1,755,000, n = 14, even, the mean of $1,710,000 and $1,800,000), the sales of finished homes.
The county file records the June 2026 sale on June 12, 2026 at $2,550,000, while the MLS shows a closing on June 11, 2026 at $2,700,000. They may be the same transaction; the $150,000 difference could reflect items outside the deed price, but no public record tells us. We use the MLS figure for MLS statistics and the county figure only in county statistics. The 2022 to 2024 gap is larger: the county file holds no qualified sale for 2022, 2023 or 2024, against 6 MLS closings in 2022 and 2023 (4 marketed and 2 entered after closing). Treat the county file as a partial view of this neighborhood.
This is a public-record sale, not one of ours. A three-plus-den, three-and-a-half-bath home of 3,019 MLS square feet closed in March 2026 at $2,700,000 after 134 days on market, against a final list of $2,785,000. Four facts stand out. It closed at 97.0% of list, above the 94.0% 24-month median. It priced at $894 per MLS square foot, close to the $891.83 median. It closed about 7 percentage points closer to list than the June 2025 sale of a 3,058 square foot home at 90.1%. And it shows the spread of outcomes: the January 2025 sale, listed 0.9 percent above its price, took 15 days, while the June 2026 sale, listed 7.2 percent above its price, took 227, and the June 2025 sale, listed 11.0 percent above its price, took 85.
For the buyer, that sale carried costs the price does not show: the club's published amounts at closing, the Westlake Court association's own charges, and flood insurance on a lot the FEMA map places in a special flood hazard area (see the flood section below).
Westlake Court began as a set of lots on the recorded Westlake Court Two plat, gained its own homeowners' association when a Florida not-for-profit corporation was filed on October 3, 2014, and was built out home by home between 2016 and 2023 according to the Lee County tax roll, with a median year built of 2018.
The Florida Division of Corporations lists Westlake Court Homeowners' Association, Inc. as a Florida Not For Profit Corporation with a filing date of October 3, 2014 and an active status. Its last recorded event is a reinstatement filed April 13, 2016, which is what the register records after an administrative lapse, so the corporation lapsed once early in its life and was restored. It has filed an annual report every year from 2017 through 2026, the latest on April 2, 2026.
West Bay Club was rezoned in 1996 as a residential planned development capped at 1,016 dwelling units, and Westlake Court is one of the last neighborhoods to fill its share. Our West Bay Club guide covers the master plan, the 2014 acquisition and the club's ownership. What matters for a Westlake Court buyer is that the neighborhood came late, after the community's earlier single-family streets and its carriage homes.
The county roll's legal description for every Westlake Court parcel reads Westlake Court Two, as described in an instrument recorded in 2014, with a lot number. We found no Westlake Court One on the roll. The two right-of-way tracts and the lake tracts on the legal are common property, not homes. The recorded declaration is the document that sets the association's powers, and it is in the Lee County Clerk's official records; we have not read it page by page.
The roll's year built shows how the lane filled. Seven homes date to 2016, three to 2017, four to 2018, none to 2019, three to 2020, two to 2021, four to 2022 and two to 2023. That is 7 by the end of 2016, 14 by the end of 2018, 19 by the end of 2021 and all 25 by the end of 2023. The last six homes on the roll were all built on Montserrat Lane.
Older descriptions give the build range as 2015 or 2016 to 2022 and the count as 25 or 26 homes. The 2026 roll shows a first year built of 2016, a last of 2023, and 25 parcels on 26 lots. The Greater Estero Community Report for the first quarter of 2025 describes 26 villa homes as "now under construction"; the roll gives a year built through 2023 for all 25 parcels, so that wording is either older language or a difference we cannot resolve from public records. We use the roll and flag the difference.
Marketing copy names a builder, an architect and a developer affiliate for Westlake Court. Builder attributions in resale marketing are not primary sources, and we did not find the builder named in a recorded document we could read, so this page names none. The community's website describes Westlake Court as the newest community in the gates.
Westlake Court has 25 homes on the county roll, an association that files through a management company, and on September 29, 2026 no home for sale. In a neighborhood where 6 homes closed in 24 months at a $2,700,000 median, the seller who prices to the recent closings and has the association, club and flood paperwork ready is the one who closes.
Selling a Westlake Court home in West Bay Club? Get a free Westlake Court home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in West Bay Club and see what a West Bay Club home is worth.
Buying in Westlake Court? Call Marc at (239) 287-5873, start with our West Bay Club buyer's guide, or read how we represent buyers.
See what your Westlake Court at West Bay Club home is worth today.
A Westlake Court home is a detached house of 2,816 to 4,690 heated square feet on the Lee County roll, median 3,049, with three bedrooms on 16 of the 25 parcels, four on 8 and five on one. All 25 are coded single-family, built 2016 to 2023, on lots numbered 1 to 26 along Montserrat Lane and Saint Barts Lane.
Fifteen of the 25 homes are 3,000 to 3,499 heated square feet, seven are under 3,000 and three are 3,500 or more (the roll's 3,816, 4,467 and 4,690). The roll's median is 3,049 and the mean 3,190. The MLS living-area figures on the six recent closings ran 2,864 to 3,147 square feet, so the marketed homes are the middle of the range, not the largest.
Sixteen parcels are three-bedroom (12 with three baths and 4 with four), eight are four-bedroom (one with three baths and seven with four) and one is a five-bedroom with four baths. The MLS adds a den to several closings, which the roll does not count as a bedroom, so a home listed as "3 plus den" may be a three-bedroom on the roll.
Montserrat Lane has 16 homes with a median of 3,032.5 heated square feet (n = 16, even, the mean of 3,029 and 3,036), and Saint Barts Lane has 9 with a median of 3,058. Saint Barts Lane is older, built 2016 to 2021, and holds the community's largest home at 4,690 square feet, the two-lot parcel. Montserrat Lane holds the five-bedroom and all six 2022 and 2023 homes.
Lots 1 and 2 are combined into one parcel of 4,690 heated square feet, built in 2021. An April 2022 MLS closing of a 4,644 square foot four-plus-den home at $2,683,000 is the only closing of that size in the record, which is why the neighborhood's 60-month median ($2,683,000, n = 11) equals that single sale. An even-n or odd-n median that equals one observed sale is a reminder that the set is small.
The community's website says Westlake Court overlooks the 7th and 8th holes of the golf course and looks westward toward the sunsets. We have no lot-by-lot orientation, view, or frontage record, so we do not say which homes face the fairway, which back to preserve, or which have water; a survey and the plat show that, and we ask for both.
Year built is the county's only condition proxy. A 2016 home is ten years old in 2026, and a 2023 home is three. The roofs, air handlers and pool equipment on a 2016 home are on a different clock from those on a 2023 home. The county's permit records and the seller's own paperwork show what has been replaced, and the Florida Building Code edition in force differed between permits issued in 2015 and 2022.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Westlake Court home sits inside West Bay Club, whose amenities include an 18-hole Pete and P.B. Dye golf course, eight Har-Tru tennis courts, pickleball and bocce, a fitness center, a dog park, River Park and a private Beach Club. Golf is a separate equity membership, and the club's public pages do not say which other amenities the association assessment covers.
The community's own website describes an 18-hole Pete and P.B. Dye course with eight sets of tees. The club is an equity, member-owned private club; the membership FAQ says new Premier members receive an equity certificate, the initiation fee is non-refundable, and memberships transfer only when a Premier member sells the home. The FAQ gives the cap as 300 golf members. Buyers who want golf should ask the membership office whether a Premier slot is open before writing an offer.
The club's membership page describes a Premier Member-in-Waiting option: six afternoon rounds per member per month from December 1 to April 30, unlimited play from May 1 to November 30, four-day advance tee times, unlimited range use on a call-ahead basis, and dining and social privileges. Fees are not published on that page. It is the club's public answer to a buyer who wants golf before a Premier slot opens.
The membership FAQ says the club offers a Social membership for West Bay residents only. That is the non-golf route to the club's social and dining life for a Westlake Court owner. The public pages do not state the fee.
The club's amenities page lists tennis at The Net Tennis Pavilion, a facility with Har-Tru courts and center-court viewing for all eight courts, and a Sports Park with bocce, shuffleboard, pickleball and croquet. It also lists a fitness center with a lap pool.
The membership FAQ lists a private Beach Club and River Park among the community's amenities. The amenities page describes River Park's on-premises dock with a boat launch and complimentary boat storage. Westlake Court has no water access of its own on the roll, and a boat owner should read what River Park allows before counting on it.
The club's dog park page describes two separate areas for small and large dogs, benches, water dispensers and a double-gated entrance. It is a community amenity, not a Westlake Court one.
The club's public pages do not state the annual assessment, whether the Beach Club or fitness center is billed by use, or what a Social or Premier membership costs today. Figures in circulation vary from source to source, so we publish none.
Westlake Court owners pay to two associations and, if they join, to the club: the community association, the Westlake Court Homeowners' Association, and the equity club. The only fee amounts published are the club's amounts due at closing: a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee. Assessments are not public.
The club's estoppel page states "Amounts Due at Closing": a community contribution of $15,000, a transfer fee of $350 and an estoppel request fee of $100. The page does not say whether those amounts vary by neighborhood, or who customarily pays them. In Lee County the contract, not custom, decides who pays a capital contribution.
Not public. The club's public pages do not list the master assessment, and the Westlake Court association posts no fee sheet we could find. The estoppel certificate the association issues for a specific home is the document that states the regular assessment, its frequency, the paid-through date and any special assessment.
Not public. Westlake Court Homeowners' Association, Inc. is a separate corporation from the community association, so a Westlake Court owner pays its assessment in addition to the community's. The state's record shows its filings are handled c/o Resort Management in Naples, which is the address to ask for its estoppel.
Marketing for Westlake Court has described it as maintenance-free. We found no recorded document or association budget that lists what the association maintains, so we do not repeat that phrase as a fact. The declaration and the annual budget say whether landscaping, irrigation, roofs, exteriors, pool service or pest control are association or owner responsibilities, and the answer changes carrying cost by thousands of dollars a year.
The community guide reports that West Bay Club has no Community Development District, so owners carry no CDD bond assessment on the tax bill. We confirm the absence of a CDD line on a specific parcel's tax record before closing, because buyers should see it on the bill.
At the 24-month median of $2,700,000, the club's $15,000 community contribution is about 0.6 percent of the price and the $350 transfer fee and $100 estoppel request fee are together under 0.02 percent (our arithmetic). The recurring assessments are the larger question, and we do not publish an all-in figure because none is public.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Westlake Court buyers pay layered costs: the club's amounts due at closing, the Westlake Court association's assessment and any transfer or capital charge it sets, the golf membership if they join, Lee County property tax, and homeowners and flood insurance. Only the club's closing amounts are published; the rest come from estoppels and quotes.
The club publishes a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee for closings. Under Section 720.30851, an association may charge a reasonable fee for a routine estoppel certificate, capped at a statutory base of $250 that is indexed to inflation every five years (about $299 in 2026 by our cost-of-selling research, so confirm the figure with the issuer), plus an added fee for delivery inside three business days, and it must deliver within 10 business days. The club's $100 request fee sits under that cap.
Not public. The association's estoppel states the current assessment, any special assessment, any capital contribution or transfer fee the association itself charges, and any amount owed on the home. Because Westlake Court is a separate association from the community, a Westlake Court sale needs two estoppels.
Optional, and separate from the home. The membership FAQ says a Premier membership transfers only with the sale of the home by a Premier member, and it does not describe the route for a buyer whose seller holds none, so ask the club. The club does not publish today's initiation or dues on its public pages.
Lee County property tax is billed on the county's assessed value. We do not quote a tax bill for Westlake Court because it depends on the assessed value, exemptions and the millage for the year, and a buyer's first bill can differ from the seller's when the assessment resets and exemptions change. Section 689.261 requires a notice to a prospective buyer that the seller's tax bill is not a reliable guide to the buyer's.
At both street ranges we tested, the FEMA map shows a special flood hazard area, and a federally backed mortgage on a home in such an area requires flood insurance, with the premium depending on the elevation certificate. Wind coverage for a house built 2016 to 2023 is priced on the roof, the openings and the mitigation features; the state's uniform mitigation form documents them. See the flood section for the map reading.
At a $2,700,000 price, cash at closing beyond the price and any lender costs includes the club's published $15,000 contribution and $350 transfer fee, a $100 estoppel request fee, the Westlake Court association's own charges, then recurring assessments and insurance. We do not add these into one all-in figure because the recurring amounts are unpublished.
The recorded declaration of covenants governs Westlake Court, together with the association's articles, bylaws and rules, and the community association's own declaration and architectural review. Most of these are available to owners through the community's portal and to buyers through the estoppel and the disclosure summary, and the clerk holds the recorded instruments.
The roll's legal description ties the parcels to an instrument recorded in 2014 (Lee County official records instrument 2014000210491). We have not read the declaration page by page, and we do not paraphrase its clauses. We tell buyers to request it and read the use restrictions, the leasing rules, the assessment powers and the amendment history.
The state's record shows the association's articles as filed October 3, 2014, with annual reports in 2017 to 2026. Its current bylaws and rules are held by the association and its manager.
Section 720.401 requires that a buyer be given a disclosure summary before signing a contract for a home in a community with mandatory homeowners' association membership. The statute puts the duty on the developer or, for a resale, on the parcel owner, and a contract signed without it is voidable by the buyer for 3 days after receipt or until closing, whichever comes first. We put the summary in the offer package.
Exterior changes need approval from the architectural review process before work begins, and a Westlake Court home faces two layers: the community's review and the neighborhood association's. The club's public pages do not publish the packet or the turnaround. One statute matters here. Section 720.3045 bars an association from restricting items not visible from the parcel's frontage, an adjacent parcel, a common area or a community golf course, such as flags, boats, artificial turf, vegetable gardens and clotheslines. Because the club's website places Westlake Court on the 7th and 8th holes, a home whose rear is visible from the course cannot rely on that protection for items in view of the fairway.
Section 720.305 lets an association levy reasonable fines. A fine may not exceed $100 per violation unless the governing documents say otherwise, may run daily with a $1,000 aggregate cap unless the documents say otherwise, cannot become a lien if under $1,000, and requires at least 14 days' written notice and a hearing before a committee. We read the declaration's own fine schedule before a client buys.
Whether the association or the community requires board approval of a sale or lease is a question for the declaration, not for the public record. The estoppel form in Section 720.30851 asks whether board approval is required for a transfer and whether there is a right of first refusal, so the estoppel answers it for a specific home.
Westlake Court is not described as a 55-plus community in any public record we found. The homeowners' association filing, the county roll and the community's own pages do not mention an age restriction, and we describe the property, not who may live in it. A declaration that claimed one would say so.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and communities that do so must meet specific requirements, including a declared intent and age-verification procedures. For context, the club's membership FAQ describes family memberships that include children up to age 23; that is a club fact, not a legal finding about the neighborhood. A buyer of any age can buy a Westlake Court home, subject to the association's ordinary approval and rules.
The estoppel and the recorded declaration state any age restriction. We ask both before a client signs, and we treat the absence of a public restriction as a reason to check, not as a conclusion.
Renting out a Westlake Court home may be limited by the declaration, the community's rules or both, and neither publishes a minimum lease term or approval process. Do not assume a lease is allowed, or that the club's amenities extend to a tenant, until the association and the club confirm both in writing before you buy.
Nothing on the state's corporate record, the county roll or the club's public pages states a lease minimum, a lease-frequency limit or a tenant approval process for Westlake Court.
The estoppel form in Section 720.30851 asks whether board approval is required for the transfer of the parcel, so a lease restriction that works through approval shows up there. A written statement of the lease rules from the association's manager is the answer we get before a rental-minded client makes an offer.
We publish no short-term rental rule for Westlake Court because none is public. A buyer planning any stay shorter than a month should treat it as not permitted until the association confirms otherwise. 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 club amenity or gate charge for a tenant, whether tenants may have pets, and how gate access passes to a tenant, before making an offer.
Pet rules at Westlake Court are set by the Westlake Court association and the community's rules, and we found no published rule for either. The club has a dedicated dog park with separate areas for small and large dogs, but that is a club amenity, not a statement of the neighborhood's pet policy.
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 a homeowners' association regardless of its pet policy, per the U.S. Department of Housing and Urban Development.
Ask the association's manager for the pet rule and the community office for the community rule. A written answer before you go under contract avoids a surprise at closing.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
At points we geocoded to the Montserrat Lane and Saint Barts Lane address ranges in Westlake Court, the FEMA flood map shows Zone AE, coastal floodplain, a special flood hazard area with a base flood elevation of 11.0 feet, on the panel effective November 17, 2022. That is a map reading for two points, not a survey.
FEMA's National Flood Hazard Layer returned Zone AE with the subtype coastal floodplain at both test points, with the special flood hazard area flag true and a static base flood elevation of 11.0 feet. The governing panel is 12071C0587G, a countywide panel with an effective date of November 17, 2022. A box of about four-tenths of a mile around the streets returned seven polygons: one minimal-hazard Zone X, four Zone X polygons at 0.2 percent annual chance, one AE floodway and one AE coastal floodplain. Zones change within a few hundred feet, so the lot, not the neighborhood, decides.
We asked the USGS 3D Elevation Program point service for the ground elevation at the same two points and it returned about 8.2 feet and 8.4 feet above the NAVD88 datum. Against an 11.0 foot base flood elevation, that puts the mapped flood surface roughly 2.6 to 2.8 feet above the ground at those points (our arithmetic). Homes are built on fill and slabs above the street, and the Village of Estero notes that FEMA base flood elevations are accurate to within half a foot, so the elevation certificate for the house, which records the lowest floor, is the document that settles the question.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V, and the Village of Estero's guidance says the same. So a buyer financing a Westlake Court home with a conventional or government-backed loan should expect a lender to require flood coverage, and a cash buyer should price it anyway. The premium depends on the elevation certificate, the coverage limits and the insurer.
Our earlier West Bay Club guide described Westlake Court, Indigo Shores and Turtle Pointe together as a mix of Zone AE and shaded Zone X. The two Westlake Court points tested here are Zone AE. We have updated our reading for this neighborhood, and we recommend a parcel-level determination for any specific home.
Lee County evacuation zones are surge-based and separate from flood zones, and the Village of Estero tells residents to check the flood zone, the evacuation zone and the storm surge layers separately. We have not confirmed Westlake Court's evacuation letter, so a buyer should look it up on the county's evacuation map for the exact address.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, per the National Hurricane Center's report, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County. The 2026 roll shows 19 Westlake Court homes with a year built of 2021 or earlier, so at least 19 were standing when Ian arrived; a 2022 year built could fall before or after September. We found no public record of Ian damage at Westlake Court, and a buyer should ask the seller and the association about claims, repairs and the roof.
Lee County publishes a revised preliminary flood insurance study for the county. Whether a future map changes the zone on a specific Westlake Court lot is unknown to us, and a lender or insurance agent can tell you what is pending for an address.
Ask for the FEMA elevation certificate, which records the lowest floor and the lowest adjacent grade, any flood claims history, the flood policy declarations page, and whether the current policy is transferable. For a home built 2016 to 2023, the certificate may already exist from the original permit. We add it to the offer checklist for every Westlake Court client.
The state's corporate record shows Westlake Court Homeowners' Association, Inc. filing through Resort Management in Naples as its principal address, mailing address and registered agent since a January 3, 2024 change, with three officers listed. Whether the developer or the owners elect the board is a document question that Section 720.307 answers, and we have not seen the answer.
The association is active, was filed October 3, 2014, and has filed annual reports in 2017 through 2026, the latest on April 2, 2026. Its principal address, mailing address and registered agent are all c/o Resort Management, 2685 Horseshoe Drive South, Suite 215, Naples, changed on January 3, 2024. Three officers are listed, a president, a vice president and a treasurer, and we do not name them. Earlier research for our community guide recorded a developer affiliate as the registered agent; the current filing does not.
Under Section 720.307, owners other than the developer are entitled to elect at least a majority of the board when the earlier of several events occurs, the first of which is three months after 90 percent of the parcels have been conveyed to members other than the developer; builders and others who buy to build and resell are not counted as such members. Until then, the developer may hold board control, and once it happens the developer must deliver the association's records within 90 days.
A change of registered agent to a management company is what many associations file whether the developer or the owners hold the board, so it does not answer the question. The roll shows 25 built homes but not who the deeds went to, and the county file does not separate developer conveyances from resales. Only the association's records and the board minutes settle it.
Ask for the turnover date, the turnover inspection and engineering report if one exists, the current budget and reserve schedule, the last two years of board minutes, any pending litigation, and any developer guarantee of assessments. The estoppel certificate lists open violations and other associations, and it helps to read it beside the budget.
A neighborhood still under developer-affiliated control can change its assessment, rules and reserve policy on a different clock from one run by owners. A seller with the turnover paperwork in hand shortens a buyer's due diligence, and a buyer who has it can price the risk instead of assuming it.
Westlake Court is in the Village of Estero, Lee County, and the public schools the Village lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice and zone, not only by street, so a household should confirm current assignment for the exact address with the district before relying on a school.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth at 18500 Three Oaks Parkway, and Estero High School for ninth through twelfth at 21900 River Ranch Road. Our community research put the drive to Estero High at about 20 minutes, depending on traffic.
The district's school lookup uses the street address. Both Westlake Court streets are in ZIP 33928, City of Estero on the county roll. The Village's page was last updated in February 2025, so check it against the district before making school assignment a condition of an offer.
The Village lists Florida Gulf Coast University, a public university on Estero's northeast border, and Florida Southwestern State College in south Fort Myers.
The Village of Estero's Community Development Department handles permits for new construction, remodeling and signage inside the Village, so recent permit history for a Westlake Court home sits with the Village, older records may sit with Lee County, and recorded instruments sit with the Lee County Clerk. We have not searched them for a specific address, and a buyer should before writing an offer.
The Village's permits page directs new construction, remodeling and signage questions to Community Development at 9401 Corkscrew Palms Circle, with a permitting line at 239.221.5036. A home built in 2016 and a home built in 2023 may have been permitted under different code editions, and the permit shows which.
For a home this age the useful permit questions are the roof, any pool or screen enclosure added after the original build, hurricane shutters or impact glass, generator installation, the air-conditioning system, and any interior remodel. A permit and a final inspection are evidence; an unpermitted change is a question for the seller, and the community's architectural review approval is a separate document from the permit.
We did not read a permit list for any Westlake Court 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 Westlake Court, the largest project inside West Bay Club is The Island at West Bay Club, a 24-story, 86-residence tower at the community's western edge, and outside the gates the Coconut Road and US-41 corridor and the I-75 corridor hold larger projects. None is inside Westlake Court, and we make no claim about their effect on a home's price.
The developer announced the groundbreaking of The Island at West Bay Club on February 19, 2025, describing a 24-story condominium with 86 residences at 5100 Baybridge Boulevard. Our community guide, drawing on the developer's schedule, puts delivery in mid-2027 and notes that construction traffic is felt most on the western side of the property, including Westlake Court. We have not measured that traffic. The Island has its own guide, and it is a pre-construction guide, not a resale page.
The height that allowed The Island came from Village of Estero Ordinance 2021-12, adopted November 17, 2021, which raised the maximum height in the master plan's Pod 5 from 20 to 23 stories over parking, per our community research of the ordinance. The recorded master plan caps West Bay Club at 1,016 dwelling units. We have no record of the pod-to-neighborhood overlay for Westlake Court's lots and do not state one.
The Greater Estero Community Report for the first quarter of 2025 describes Woodfield Estero, a mixed-use project of about 600 residences planned near US-41 and Coconut Road, and the Island tower. FDOT's SWFL Roads site tracks the state's projects on Old US 41 and the I-75 corridor. These affect drive times more than the neighborhood itself.
Daily life at Westlake Court runs through West Bay Club's gate on West Bay Boulevard and the club's main office at 4606 West Bay Boulevard, with Westlake Court's own association handled by its management company in Naples. Coconut Point, a 24-hour emergency department, I-75 and the Gulf beaches are each a short drive from the gate.
West Bay Club is gated and the gatehouse requires photo identification for open-house visitors. The club's open house policy allows realtor open houses on Saturdays and Sundays from 1 p.m. to 4 p.m., asks for three days' notice with the address, agency and host's name, requires the host to stay at the property for the whole event, and permits two signs per event. We follow that process on every listing.
Garage and parking arrangements, trash service and mail delivery for a Westlake Court home are set by the declaration, the rules and the county's service arrangements, and we have not read them. Ask the association's manager how trash is collected and whether any bulk service is in the assessment.
These are approximate off-peak drive times from the West Bay Club gate that our community research collected and rounded.
Destination | Approximate drive |
|---|---|
Coconut Point shopping and dining | about 5 minutes |
Lee Health Coconut Point emergency department | about 5 to 10 minutes |
Koreshan State Park | about 7 to 10 minutes |
Miromar Outlets | about 10 minutes |
Florida Gulf Coast University | about 10 to 15 minutes |
Bonita Beach public access | about 15 to 20 minutes |
Southwest Florida International Airport | about 17 to 20 minutes (14 miles) |
Downtown Naples | about 30 to 34 minutes |
Lee Health Coconut Point, a freestanding 24-hour emergency department, is at 23450 Via Coconut Point. Full acute-care hospitals in Fort Myers and Naples are roughly 20 to 35 minutes away by our community research, and a household with a specific need should confirm the capabilities of each facility with the hospital.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Westlake Court is the newest built neighborhood among the six in West Bay Club with their own association or MLS name, and it has the highest 12-month median of the five with closings, $2,700,000 on 2 sales, against $701,250 at Jasmine Bay on 18. The Island at West Bay Club has no closings yet. See the full West Bay Club community guide for the rest.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Neighborhood | Homes (2026 roll) | Regime | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
217 | Condominium, Chapter 718 | 2007 | 18 | $701,250 (mean of $700,000 and $702,500) | |
92 | Condominium, Chapter 718 | 1999 to 2004 | 8 | $649,500 (mean of $649,000 and $650,000) | |
0 built, 86 planned | Condominium, forming at first closing | under construction | 0 (8 active listings) | none | |
64 | Condominium, Chapter 718 | 1999 to 2004 | 3 | $490,000 (small sample) | |
Westlake Court | 25 | Homeowners' association, Chapter 720 | 2016 to 2023 | 2 | $2,700,000 (small sample) |
19 | unresolved: state record says condominium association, roll says single-family | 2003 to 2005 | 2 | $866,000 (small sample) |
The six rows together account for 33 of the community's 51 MLS closings in the 12 months (18 plus 8 plus 0 plus 3 plus 2 plus 2). Another 17 sit in single-family neighborhoods with no association of their own, and one closing recorded under the bare name West Bay Club cannot be placed. The roster records the six rows as those with their own corporation or their own MLS name.
Jasmine Bay is two 2007 towers with 217 condominiums and 18 closings in 12 months, the deepest market in the community. Westlake Court has one-ninth the homes and a median about 3.9 times higher on the 12-month medians (our arithmetic), so the two are different products, not near substitutes.
Indigo Shores and Turtle Pointe are 1999 to 2004 condominium neighborhoods of 92 and 64 homes with 12-month medians of $649,500 and $490,000. A Westlake Court home costs about four to five and a half times as much, for a detached house built 12 to 24 years later.
The community's other single-family neighborhoods have no association of their own and are covered in the West Bay Club community guide. The roster's 12-month figures put Nature's Cove at $1,662,500 on 8 closings, Laurel Oaks at West Bay Club at $2,187,500 on 2, and Riverbrooke at $3,000,000 on 3. Westlake Court sits between Laurel Oaks and Riverbrooke on price, with the newest homes.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Westlake Court for newer construction, larger homes and a $2,700,000 median on 6 MLS closings in 24 months; choose Turtle Pointe Cove for a smaller home at about $866,000, built 2003 to 2005, in a 19-home enclave, with far fewer sales to compare.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Westlake Court | Turtle Pointe Cove |
|---|---|---|
Residential parcels (2026 roll) | 25 | 19 |
Regime | Homeowners' association, Chapter 720 | Unresolved: state record says condominium association, roll assesses all 19 as single-family |
Association filed (state register) | October 3, 2014 | 2004 |
Built (roll) | 2016 to 2023, median 2018 | 2003 to 2005, median 2004 |
Heated area (roll) | 2,816 to 4,690, median 3,049 | 1,781 to 2,691, median 1,989 |
Bedrooms (roll) | 3 on 16, 4 on 8, 5 on 1 | 2 on 8, 3 on 10, 4 on 1 |
MLS, 12 months | 2 closings, $2,700,000 median | 2 closings, $866,000 median |
MLS, 24 months | 6, $2,700,000 | 2, $866,000 |
MLS, 36 months | 6, $2,700,000 | 3, $840,000 |
MLS, 60 months | 11, $2,683,000 | 9, $708,000 |
Median $ per MLS sq ft, 60 months | $855.26 | $326.80 |
Median days on market, 60 months | 15 | 12 |
Median sold-to-list, 60 months | 96.9% | 96.0% |
Active listings, Sep 29, 2026 | 0 | 0 |
County qualified sales, since Sep 29, 2025 | 2, $2,625,000 median | 2, $866,000 median |
County qualified sales, 2025 | 4, $2,700,000 median | none on file |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Corporations; the West Bay Club sub-community roster. MLS and county figures are never mixed. Every small-sample row is a description of a few sales.
Age, size and price. Over 60 months Westlake Court closed 11 times at a $2,683,000 median while Turtle Pointe Cove closed 9 times at $708,000, a gap of about 3.8 times, and at $855.26 against $326.80 per MLS square foot, about 2.6 times (our arithmetic). Much of the price gap is the newer construction: the Cove's homes are about 14 years older at the median and about a third smaller on the roll.
Both neighborhoods are thin. Westlake Court's 12-month and 24-month medians rest on 2 and 6 sales, and Turtle Pointe Cove's on 2 and 2, so we lead each with its longest window. Neither had a home for sale on September 29, 2026, so a buyer of either may wait for a listing.
Turtle Pointe Cove's two 2026 closings were $825,000 and $907,000 for homes of 1,781 and 1,989 square feet, at $463 and $456 per MLS square foot, against $259 to $327 on five of its six 2023 sales. So the Cove has repriced upward, while Westlake Court's per-square-foot figure rose from about $550 in 2021 and 2022 to about $890 in 2025 and 2026.
Choose Westlake Court if newer construction, a larger lot-and-home package, and a neighborhood association separate from the community matter more than price. Choose Turtle Pointe Cove if you want a detached home in West Bay Club below $1 million and accept older construction and an unsettled legal regime. Both share the same gate and club. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Westlake Court's strengths are the newest construction in West Bay Club's associations, a small 25-home lane with two streets, a $2,700,000 median that has held across five of six recent closings, and a fairway edge; its weaknesses are a special flood hazard zone at the streets we tested, unpublished fees, and a thin market with no home listed.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Westlake Court listing agent, or thinking, 'I need someone to sell my Westlake Court home...' you are selling into West Bay Club's newest association neighborhood, where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked both Westlake Court closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 13 the MLS has recorded since December 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Westlake Court home valuation. Jesse follows up with the Westlake Court closings that fit your home: the same size, adjusted for street, condition, updates, pool, furnishings and any flood or wind documentation. For the full seller playbook, see the West Bay Club seller guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our Westlake Court at West Bay Club seller's guide walks through the sale step by step, and the Westlake Court at West Bay Club home valuation page shows how homes here are priced.
With no Westlake Court home on the market on September 29, 2026 and two closings in 12 months, a well-priced home meets no direct competition. Days on market do not track the ask neatly: the closest ask, 0.9 percent above the sale, took 15 days, but a 3.1 percent gap took 134 and a 7.2 percent gap 227, while an 11.0 percent gap closed in 85 (Southwest Florida MLS, September 29, 2026).
Against Westlake Court's own recent sales, by size and condition. Five of the six sales since January 2025 closed at $2,600,000 to $2,700,000 for homes of 2,864 to 3,147 MLS square feet, and one at $3,100,000 for a four-plus-den home of 3,147.
The 24-month median is 77 days and the 12-month median is 180.5 days (n = 2), with a range of 15 to 227 days. The fastest, 15 days in January 2025, had an ask 0.9 percent above its sale price, but the pattern is not tidy, so we price each home to its own comparables.
That depends on the declaration, which we have not read; the association's estoppel answers whether board approval or a right of first refusal applies. The club's estoppel and closing amounts apply whatever the association requires.
Generally yes, subject to the lease and the association's rules. Confirm the lease rules and any tenant approval with the association's manager and the club before listing.
Westlake Court 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 Westlake Court 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 Westlake Court 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 Westlake Court 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.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer 'white glove' service from beginning to end.” Rafael Lazcano, verified Google review
★★★★★ “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 has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Michael Gatz, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? 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 Westlake Court homes for sale, HOA fees and living inside West Bay Club in Estero, answered from the records cited below. Each answer names Westlake Court and points to the section that holds the detail. Where a record is not public, the answer says so.
Westlake Court is a neighborhood of 25 detached homes on 26 platted lots inside West Bay Club, a gated golf community in Estero, Florida. The county roll dates the homes 2016 to 2023, and the neighborhood has its own homeowners' association, Westlake Court Homeowners' Association, Inc., filed October 3, 2014.
It is neither the City of Westlake in Palm Beach County nor any other Westlake on the state register. This page covers Westlake Court in Estero, Lee County, ZIP 33928, inside West Bay Club. The club's own website spells it West Lake Court, and the county roll calls it Westlake Court Two.
Westlake Court is inside the gated West Bay Club community, at the end of Williams Road west of US-41 in Estero. Its two streets are Montserrat Lane and Saint Barts Lane. The club's main office is at 4606 West Bay Boulevard, and the club's site places Westlake Court on the 7th and 8th holes.
The 2026 Lee County roll carries 25 residential parcels, all single-family. The plat has 26 lots, and lots 1 and 2 are one parcel with a 4,690 square foot home, which is why older marketing says 25 or 26. We use the roll's 25.
The Southwest Florida MLS shows 2 closings in the 12 months to September 29, 2026 and 6 in 24 months, all at $2,600,000 to $3,100,000. Over 60 months there are 11 marketed closings at a $2,683,000 median. A small neighborhood produces small samples, so read them sale by sale.
The six closings since January 2025 sold at $2,600,000 to $3,100,000, with a $2,700,000 median and a median of $891.83 per MLS square foot. Four of the six sold at exactly $2,700,000. Older 2021 and 2022 closings at $1,428,846 to $2,683,000 are a different market and are not comparable.
None on September 29, 2026, per the MLS. With 2 closings in 12 months, supply is thin. A buyer who wants Westlake Court should ask us to watch for a listing and to ask about homes before they list. Call Marc at (239) 287-5873.
Montserrat Lane has 16 homes and Saint Barts Lane has 9 parcels. Saint Barts Lane is the older street, built 2016 to 2021, and Montserrat Lane holds all six homes built in 2022 and 2023. We give street names only, never a house number, on this page.
The county roll shows 7 homes built in 2016, 3 in 2017, 4 in 2018, 3 in 2020, 2 in 2021, 4 in 2022 and 2 in 2023, a median of 2018. Older marketing says 2015 or 2016 to 2022; we use the 2026 roll.
The roll shows 2,816 to 4,690 heated square feet, a median of 3,049. Fifteen homes are 3,000 to 3,499, seven are under 3,000 and three are 3,500 or more. MLS living-area figures on recent closings were 2,864 to 3,147 square feet. Confirm the size on the specific home.
Sixteen parcels are three-bedroom, eight are four-bedroom and one is five-bedroom on the roll. The MLS sometimes adds a den, so a listing may say three plus den for a home the roll counts as three bedrooms.
We do not name a builder. Builder attributions in resale marketing are not recorded documents, and we found none in a recorded instrument we could read. The roll gives year built, not builder, and the county's permit record for a home names the contractor.
The club's website says Westlake Court overlooks the 7th and 8th holes and looks westward. We have no lot-by-lot record of which homes face the fairway, preserve or water, so a survey and the plat decide, and we ask for both before a client buys.
The public record does not say membership is a condition of buying a Westlake Court home. Golf is an equity, member-owned club, and the club's FAQ says a Premier membership transfers only with a home sale by a Premier member. Ask the club and the association what your purchase requires in writing.
The club's public pages do not state today's initiation or dues, and figures in circulation vary, so we publish none. The club's membership page describes a Premier Member-in-Waiting option with a set number of rounds. Ask the membership office for the current schedule in writing before you write an offer.
The club's estoppel page lists a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee. It does not say whether the amounts vary by neighborhood or who customarily pays them, so the contract and the estoppel control.
Not public. The community's assessment and the Westlake Court association's own assessment are both stated in the estoppel certificate for a specific home, and neither appears on the state record or the club's public pages. We do not publish an estimate.
Our community guide reports that West Bay Club has no Community Development District, so there is no CDD bond line on the tax bill. We confirm that on the parcel's tax record before closing.
We found no public record of one. The estoppel lists any special assessment that is due or scheduled, and it is the document to read. Ask also for the budget, the reserve schedule and the last two years of board minutes.
At points we geocoded to both streets, the FEMA map shows Zone AE, coastal floodplain, a special flood hazard area, with a base flood elevation of 11.0 feet, on the panel effective November 17, 2022. Zones change within a few hundred feet, so the elevation certificate for the exact home decides.
A federally backed mortgage requires flood insurance on a home in a special flood hazard area, so a financed buyer of a Zone AE home should expect to carry it. A cash buyer is not required to, but should price the premium. Get a quote using the elevation certificate before the inspection period ends.
We found no public record of flood or wind damage at Westlake Court. The roll shows 19 homes built by 2021, so at least 19 stood when Ian made landfall in September 2022. Ask the seller and the association about claims, repairs and the roof, and check the permit record.
A homeowners policy on the house, flood insurance if the lender requires it or you choose it, and often a separate wind or hurricane deductible. The state's uniform mitigation verification form documents wind features that can earn premium credits, and a newer home tends to help.
The state's corporate record shows Resort Management in Naples as the association's principal address, mailing address and registered agent, changed on January 3, 2024. That is the address for its estoppel. The community's own office at the club handles the community association.
We cannot say from public records. Under Section 720.307 owners elect a board majority three months after 90 percent of the parcels are conveyed to members other than the developer. The current filing shows a management company as registered agent, which does not settle it. Ask for the turnover date and records.
Do not assume you can. No lease minimum, frequency limit or approval process is published for Westlake Court. The declaration and rules decide, and the estoppel asks whether board approval is required for a transfer. Get the lease rules in writing before you make an offer.
No pet rule is public for Westlake Court. The club has a dog park with separate areas for small and large dogs, but that is a club amenity, not the neighborhood's rule. Assistance animals are covered by federal fair housing rules. Ask the association's manager for the rule in writing.
Not that we found. No age restriction appears in the state record, the roll or the club's public pages, and we describe the property, not who may live in it. The recorded declaration and the estoppel state any age restriction.
Yes, it is inside the gated West Bay Club community. The gatehouse requires photo identification for open-house visitors, and the club's open house policy allows realtor open houses on Saturdays and Sundays from 1 p.m. to 4 p.m. with three days' notice.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School as Estero's public schools. Lee County assigns by zone and choice, so confirm current assignment for the exact address with the district before making it a condition of an offer.
From the club gate, our community research puts Coconut Point about 5 minutes away, Bonita Beach public access 15 to 20 minutes, and Southwest Florida International Airport 17 to 20 minutes, or 14 miles. Times stretch in season, so test the drive at your own hour.
The declaration, articles, bylaws, rules and current budget, the estoppel certificates from the association and the club, the Section 720.401 disclosure summary, the FEMA elevation certificate, the flood and wind insurance declarations, and the permit history. We assemble the list for every client.
Section 689.302 requires the seller to complete and give a flood disclosure at or before contract signing, stating whether the seller knows of flooding that damaged the property, whether a flood claim was filed and whether flood assistance was received. It is a seller statement, not a survey, so pair it with the elevation certificate.
Section 720.303 gives members access to an association's official records on request, and a buyer can ask the seller or the manager for the governing documents and budget through the estoppel and disclosure package. The recorded declaration is also in the Lee County Clerk's official records.
They serve different budgets. Westlake Court's 60-month median is $2,683,000 on 11 closings, and Turtle Pointe Cove's is $708,000 on 9, for homes built 2016 to 2023 and 2003 to 2005 respectively. See the comparison table above, and call Marc at (239) 287-5873 to see both.
Start with a call to Marc at (239) 287-5873 or read how we represent buyers. We check the recent closings, the estoppels, the flood file and the club terms before an offer, and we write the contract so who pays each closing amount is explicit.
These are the questions sellers ask most about selling a Westlake Court home in Estero, answered from the recent closings and the public record. Each answer names Westlake Court. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 24-month median of $2,700,000 (n = 6, small sample) and adjust for size, street, condition and asking history. The 12-month median is $2,700,000 (n = 2). For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Since January 2025, six homes closed: $2,600,000, $2,700,000, $2,700,000, $2,700,000, $2,700,000 and $3,100,000. The two 2026 closings were both $2,700,000, in March and June, for homes of 3,019 and 2,864 MLS square feet.
Not reliably. With 2 to 6 sales a year, one sale moves an automated estimate, and the estimate cannot see street, lot, pool, condition, flood elevation or the association paperwork. A sale-by-sale comparison is better.
The MLS does not report street, so we cannot measure it from sales. The roll shows the difference in build years: Saint Barts Lane homes date 2016 to 2021, and Montserrat Lane holds the newest homes, built 2022 and 2023. We compare on the day, with the lot and view in hand.
Across the six recent closings, the $ per MLS square foot ran $855 to $985, and the largest closing price, $3,100,000, was for a four-plus-den home of 3,147 square feet. Six sales are too few for a size curve, so we price your home against the closest match.
The MLS does not tag renovation, so we cannot measure it in this neighborhood. For homes built 2016 to 2023 the useful upgrades are usually pool, outdoor kitchen, storm protection and finishes, and we compare them one by one with the closings.
The county's qualified home sales in 2016 to 2021 ran $1,300,000 to $1,800,000, and the closings since January 2025 ran $2,600,000 to $3,100,000. A price you paid years ago may sit far below today's market. Recorded price is history, and current closings set the ask.
The 24-month median is 77 days and the 12-month median is 180.5 days (n = 2), with a range of 15 to 227 days. The two 2026 closings took 134 and 227 days, so a seller should plan for a season, not a month.
None on September 29, 2026. With 25 homes and 2 closings in 12 months, a home that lists meets no direct competition from another Westlake Court listing, though buyers also shop the community's other single-family neighborhoods.
The MLS shows closings in January, February, March, May and June across 2025 and 2026, and none in the second half of those years. That is six sales, so treat it as a description, not a rule. A listing ready before winter reaches the community's seasonal calendar.
Yes, indirectly. At both street ranges we tested, the FEMA map shows Zone AE, so a buyer's lender will require flood insurance, and the premium depends on the elevation certificate. A seller who has the certificate and the current policy ready removes an unknown from the buyer's math.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price a Westlake Court home from its own closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
With professional photography, video and drone where it helps, a qualified-buyer database, and marketing that names what a Westlake Court buyer is buying: a newer home inside West Bay Club, with the club's amenities. We also handle the gate and open-house procedure.
Yes, within the club's policy. Realtor open houses are allowed on Saturdays and Sundays from 1 p.m. to 4 p.m., with three days' notice giving the address, agency and host, photo identification at the gate, the host present throughout, and two signs. We follow that process.
You can, but you would need to handle the pricing, both associations' paperwork, the flood disclosure, the gate procedure and the contract yourself. We recommend a pricing conversation with us first; there is no obligation.
That depends on the declaration, which we have not read. The estoppel form asks whether board approval is required for a transfer and whether a right of first refusal exists, so the estoppel answers it. Build any approval time into the contract.
The governing documents and budget the association provides, the estoppel certificate, the Section 720.401 disclosure summary and the Section 689.302 flood disclosure. We request the declaration, rules and any turnover or reserve paperwork before listing.
Yes. Section 720.401 says the disclosure summary must be supplied by the parcel owner when the sale is not by the developer, and a buyer may void the contract for 3 days after receiving it if it was not provided before signing. We attach it to the contract.
Section 689.302 requires a seller to complete and deliver a flood disclosure at or before signing the contract, stating whether the seller knows of flooding that damaged the property, whether a flood claim was filed and whether flood assistance was received. Have the answers ready before the first showing.
Two in practice: the Westlake Court association's, through its management company, and the club's, through its accounts receivable office. Confirm both requests are placed when the contract is signed, because Section 720.30851 gives an association 10 business days.
The club publishes a $100 estoppel request fee. For the association, Section 720.30851 sets a statutory base of $250 for a routine certificate, indexed for inflation (about $299 in 2026 by our cost research), plus an expedite fee. In Lee County the seller customarily pays, but the contract controls.
The club's estoppel page lists a $15,000 community contribution and a $350 transfer fee as amounts due at closing, and does not say who pays. The contract controls, and the buyer should not assume the seller is paying, so the offer should state it.
Association dues are prorated to the closing date, and Florida property taxes, which are paid in arrears, are credited to the buyer for the seller's days of ownership. The closing agent prepares the numbers.
In Lee County the seller customarily pays documentary stamps on the deed, $0.70 per $100, and the owner's title policy, plus the estoppel fees; the contract controls. At $2,700,000, doc stamps are $18,900 and a promulgated owner's policy is about $9,325 (our arithmetic), before commission and any payoff.
Yes, but it must be disclosed and the contract must say who pays. The estoppel states any assessment that is due or scheduled. We would want to see the board's notice and the schedule before we set a price.
It depends on the rules, which are not public. The declaration decides lease terms, and the estoppel asks about approval. Compare net rent, fees, tax and insurance against a sale at about $2,700,000 before deciding.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the closing should match the lease end. Confirm the association's lease rules and any club charge for a tenant.
The club's FAQ says a Premier membership transfers only with the sale of the home by a Premier member, and a new Premier member receives an equity certificate. It does not say what applies when the seller has no membership. Ask the club's membership office in writing before listing.
It is not required to list, but the state's uniform mitigation verification form can earn a buyer insurance credits, and a current one is a selling point. For a 2016 to 2023 home the roof, openings and shutters are what it records, so ask your insurance agent.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
The June 2026 closing took 227 days at 93.3% of its final list, and the March 2026 closing took 134 days at 97.0%. A reset toward the recent $2,700,000 closings and a review of photos, condition and flood paperwork is usually the answer. Call Jesse at (239) 898-6072.
Near the recent closings for your size. The six closings since January 2025 sold at a median of 94.0% of the final list, so a final ask about 6 percent above the price you would accept fits the pattern, though the pattern is not tidy with six sales.
Use the MLS living area the county or a measured plan supports, and be ready to explain a difference. The county roll gives heated area, which can differ from MLS living area, so a buyer's agent may compare the two.
They serve different budgets. Westlake Court's 60-month median is $2,683,000 against $708,000 for Turtle Pointe Cove, for homes about 14 years newer at the median. Buyers who want newer construction come to Westlake Court, and we price with both in view.
We have not measured any effect on a price. The developer announced the tower's groundbreaking in February 2025, and our community guide notes construction traffic is felt on the western side of the property. We tell buyers about it and show the Island guide.
Say so, and have the records. Under Section 720.307 owners take a board majority three months after 90 percent of parcels are conveyed to members other than the developer, and the developer must then deliver the association's records within 90 days. A buyer will ask when, so we obtain the turnover date first.
Every fact on this Westlake Court guide traces to a primary record below: the club's own website and documents, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Westlake Court's key documents are published by the club, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration is available through the Lee County Clerk's official records, and the association's estoppel through its management company.
Document | Issued by | Date | Link |
|---|---|---|---|
West Bay Club Open House Policy | West Bay Club | current file | |
Westlake Court Homeowners' Association, Inc. record | Florida Division of Corporations | filed October 3, 2014 | |
Resolution Z-05-010, West Bay Club planned development | Lee County Board of County Commissioners | March 21, 2005 | |
Revised preliminary flood insurance study, Lee County | Lee County Community Development | preliminary | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | |
Greater Estero Community Report, first quarter 2025 | Estero Today | 2025 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Westlake Court. 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.
