Estero, Florida
Sell your Jasmine Bay condo at West Bay Club with McGreevy and Comisar, Top 1% nationally since 2008. Priced from 64 recorded MLS closings by size, with the estoppel, buyer packet and condominium documents ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Selling in Jasmine Bay means selling one of 217 tower condominium residences inside the gated community of West Bay Club in Estero, into a market where 18 residences closed in the Southwest Florida MLS in the last 12 months at a $701,250 median and 64 closed in 60 months. This guide sits beside our full Jasmine Bay neighborhood guide, which holds the history, the recorded documents and the amenities. Everything below answers one owner's question: what the residence should list for, what the towers' paperwork adds to the timeline, what you will net, and what to do first.
If you want a number before anything else, our Jasmine Bay home valuation guide shows how a residence here is priced from its own closed sales, and the Jasmine Bay buyer guide shows what the person on the other side of your contract is reading. Owners comparing listing teams across the village can set us beside the others in our guide to the best real estate agents in Estero.
Three neighbors need a word, because the names invite mistakes. The Island at West Bay Club is the second tower inside the gates, still under construction, and is a different building with different buyers. Owners in the rest of the community can use our West Bay Club seller guide. Indigo Isle at The Brooks is a different community from Indigo Shores at West Bay Club, and the Laurel Oaks off Grey Fox Run is not Laurel Oaks at West Bay Club.
McGreevy and Comisar are the best realtor for selling a Jasmine Bay condominium because we price it against the towers' own 64 recorded MLS closings, ready the buyer application, the estoppel and the condominium documents before a buyer asks, and negotiate every offer ourselves. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive south of the West Bay Club gate, and Estero is a market we work every week.
Recent Jasmine Bay market record (12 months to September 29, 2026): 18 MLS closings, a $701,250 median sold price (the mean of the middle pair, $700,000 and $702,500), a range of $525,000 to $1,440,000, $14,582,500 in total volume, a median of 142 days on market and a median 93.5% of final list price. Seven residences were for sale on September 29, 2026. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. None is on file for this neighborhood, and we do not dress a public-record comparison up as our own deal. What we claim is narrower and checkable: we read the towers' posted rules, riders and packets, the state's condominium register, the county roll for all 217 parcels and every MLS closing on record since October 2021, and we bring all of it to your kitchen table.
For Jasmine Bay sellers: cinematic video, drone and professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. In a tower the work is paperwork as much as marketing: the buyer's new-owner packet is due at least two weeks before closing, the purchase application carries a $150 non-refundable fee, and every showing runs through a fob-and-hours protocol that the management office publishes.
Honors and recognition:
Those are career honors across Lee and Collier counties.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer-agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jasmine Bay sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and each one is specific to these two towers inside West Bay Club.
The Essentials: Why McGreevy and Comisar Are the Best Realtor for Jasmine Bay · What Makes Selling in Jasmine Bay Different? · Is Now a Good Time to Sell in Jasmine Bay? · What Have Jasmine Bay Condos Sold For? · How Do Jasmine Bay Prices Compare With Other West Bay Club Neighborhoods? · Jasmine Bay vs The Island at West Bay Club: Which Buyer Will Your Condo Meet? · How Do We Price a Jasmine Bay Condo?
The Details: How Do We Market a Jasmine Bay Condo? · How Do We Negotiate a Jasmine Bay Contract? · What Does It Cost to Sell a Jasmine Bay Condo? · What Must a Jasmine Bay Seller Deliver Under Florida Condominium Law? · What Will Your Buyer Pay to Own a Jasmine Bay Condo? · How Do the Flood Zone and Storm Record Affect Selling a Jasmine Bay Condo? · Which Jasmine Bay Rules Affect a Sale?
Costs, Law and Rules: How Long Does It Take to Sell a Jasmine Bay Condo? · How Should You Prepare a Jasmine Bay Condo for Sale? · What Should Your Listing Say About Life in Jasmine Bay? · What Does a Real Jasmine Bay Sale Teach? · How Do You Get a Free Jasmine Bay Home Valuation? · Thinking of Selling Your Jasmine Bay Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar?
Questions, Contacts and Sources: Why Does a Jasmine Bay Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Condo in Jasmine Bay · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Jasmine Bay is different because you sell a unit in a 21-floor tower, not a house on a lot: three Florida corporations govern the building, showings run on fobs and posted hours, the buyer needs approval, and no monthly dues figure is public. Each of those shapes your price, timeline and paperwork.
Jasmine Bay is one place to buyers and three corporations to lawyers: Jasmine Bay North Condominium Association, Jasmine Bay South Condominium Association and the Jasmine Bay Master Association, all filed with the Florida Division of Corporations on May 7, 2007. The MLS split the 18 closings of the last 12 months 13 North and 5 South, so we treat the two towers as one market with two sub-markets and read both sets of documents when the choice is open.
The state's condominium register lists both projects as condominiums, with 108 units in North and 109 in South. That puts your sale under Chapter 718 of the Florida Statutes, the condominium act, and not under the homeowners' association chapter that governs most detached-home communities. The difference is practical: your buyer's document package, the cancellation right and the estoppel all come from Chapter 718.
The Lee County 2026 roll carries 217 residential parcels, every one a condominium use and every one built in 2007. Your residence is one of 217 in the same building type, which is why the closings of the last five years are a better guide to your price than any neighbor's asking price.
Four documents move a Jasmine Bay closing date: the estoppel certificate, which the association owes within 10 business days of a request, the buyer's application to the master association, the new-owner packet due at least two weeks before closing, and the condominium document package. We order the first at contract and calendar the rest from the day the contract is signed.
Showings need a fob from the owner or the listing agent and follow posted hours: Monday to Friday from 8 a.m. to 8 p.m. and Saturday and Sunday from 10 a.m. to 6 p.m. Open houses are Saturday and Sunday only. A seller who lives out of state can hand the fob protocol to us, and we run it.
The community around the towers is covered in our West Bay Club guide, which describes the club, the master association and the membership tiers in full. For the towers themselves, five things sellers sometimes assume about their buyers.
No detached-home lot: every residence is a condominium unit, so the roof, structure and grounds belong to the associations. No on-site restaurant: dining is at West Bay Club venues, a short drive away. No new construction to compete with you inside these towers: every Jasmine Bay sale is a resale, and the only new tower in the gates is The Island, priced at a different level. No published dues sheet: the assessment is stated only in the estoppel. No 55-plus restriction that we found in the documents we read.
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Now is a workable but slow time to sell a Jasmine Bay condominium: 7 residences were for sale on September 29, 2026 against 18 closings in 12 months, which is about 4.7 months of supply, and the median closing took 142 days. A residence priced to the recent closings can sell; one priced to a past peak will wait.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Every window below counts MLS-marketed closings to September 29, 2026. The 12-month window is the first with 10 or more closings, so it leads; the longer windows are history. Medians use the mean of the middle pair when the count is even, and the one sale entered in the MLS after closing is excluded from every median.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months, first window with 10 or more | 18 | $701,250 (mean of $700,000 and $702,500) | $395.67 | 142 | 93.5% |
| 24 months | 25 | $925,000 | $405.64 | 94 | 92.6% |
| 36 months | 39 | $900,000 | $426.99 | 94 | 93.1% |
| 60 months | 64 | $910,000 (mean of $900,000 and $920,000) | $446.26 | 41 | 93.6% |
Seven listings on September 29, 2026 is 3.2 percent of the 217 residences on the roll, and 18 closings in 12 months is 8.3 percent (our arithmetic). At that turnover an owner sells, on average, about once every twelve years, and the closings are spread across a long listing life: 6 of the 18 took 181 days or more.
| Days on market | Closings, 12 months | Closings, 36 months |
|---|---|---|
| 0 to 30 days | 2 | 4 |
| 31 to 90 days | 3 | 14 |
| 91 to 180 days | 7 | 12 |
| 181 days or more | 6 | 9 |
The 12-month median sold-to-list ratio of 93.5% means the typical residence closed $52,000 under its final list price (the median dollar gap, our arithmetic on the 18 sales). The two widest gaps were $1,000,000 against $1,249,000 (80.1%, May 2026) and $1,050,000 against $1,295,000 (81.1%, October 2025).
| Sold-to-list band | Closings, 12 months | Closings, 60 months |
|---|---|---|
| Below 85% of list | 2 | 3 |
| 85% to under 90% | 3 | 13 |
| 90% to under 95% | 9 | 22 |
| 95% to under 100% | 4 | 15 |
| At or above list | 0 | 11 |
Price to the closings for your size, not to the highest number you have heard. Four of the five residences that closed at $1,000,000 or more in 12 months were 2,342 square foot layouts; the fifth was a 1,766 square foot residence at $1,050,000 that took 197 days and closed at 88.3% of list. We show the evidence for your size before you choose a list price.
Eighteen Jasmine Bay condominiums closed in the Southwest Florida MLS in the 12 months to September 29, 2026, from $525,000 to $1,440,000, at a $701,250 median. Five closed at $1,000,000 or more and three closed under $600,000. Each sale is listed below by month, tower, price, bedrooms and area only.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Eighteen closings is enough for a median, but a tower is read sale by sale. The table lists each one, newest first, with days on market and the ratio of the sold price to the final list price.
| Month | Tower | Sold | Final list | Beds and baths | MLS living area | Days on market | Sold-to-list |
|---|---|---|---|---|---|---|---|
| July 2026 | South | $740,000 | $769,000 | 3 Bed/3(0) | 1,766 | 172 | 96.2% |
| July 2026 | South | $640,000 | $684,900 | 3 Bed/3(0) | 1,766 | 0 | 93.4% |
| July 2026 | North | $700,000 | $749,000 | 3 Bed/3(0) | 2,150 | 381 | 93.5% |
| June 2026 | North | $925,000 | $999,000 | 3 Bed/3(1) | 2,342 | 225 | 92.6% |
| June 2026 | North | $670,000 | $725,000 | 3 Bed/3(0) | 1,766 | 58 | 92.4% |
| May 2026 | South | $580,000 | $608,000 | 3 Bed/3(0) | 2,150 | 192 | 95.4% |
| May 2026 | North | $1,000,000 | $1,249,000 | 3 Bed/3(1) | 2,342 | 3 | 80.1% |
| May 2026 | North | $685,000 | $725,000 | 3 Bed/3(0) | 2,150 | 93 | 94.5% |
| May 2026 | North | $525,000 | $599,000 | 3 Bed/3(0) | 1,766 | 222 | 87.6% |
| April 2026 | South | $1,440,000 | $1,495,000 | 3 Bed/2(1) | 2,342 | 51 | 96.3% |
| April 2026 | North | $930,000 | $949,000 | 3 Bed/3(0) | 2,150 | 104 | 98.0% |
| March 2026 | North | $1,050,000 | $1,149,000 | 3 Bed/3(1) | 2,342 | 161 | 91.4% |
| February 2026 | North | $700,000 | $749,000 | 3 Bed/3(0) | 1,766 | 94 | 93.5% |
| December 2025 | North | $535,000 | $599,000 | 3 Bed/3(0) | 2,150 | 71 | 89.3% |
| December 2025 | North | $702,500 | $749,000 | 3 Bed/3(0) | 1,766 | 234 | 93.8% |
| November 2025 | North | $1,050,000 | $1,189,000 | 3 Bed/3(0) | 1,766 | 197 | 88.3% |
| October 2025 | North | $1,050,000 | $1,295,000 | 3 Bed/3(1) | 2,342 | 123 | 81.1% |
| October 2025 | South | $660,000 | $699,000 | 3 Bed/3(0) | 1,766 | 165 | 94.4% |
In the last 12 months we tracked 18 closings: 13 in the North tower and 5 in the South tower, 8 at 1,766 square feet, 5 at 2,150 and 5 at 2,342. Three closed under $600,000 ($525,000, $535,000 and $580,000) and five at $1,000,000 or more. The middle of the market sits at $700,000 to $702,500, and three of the 18 closed between $700,000 and $702,500.
The MLS marks Jasmine Bay residences at three main living areas, 1,766, 2,150 and 2,342 square feet, and the sizes price differently. All 12-month size samples are under 10, so each median describes those closings and not a market level.
| MLS living area | Window | Closings | Median sold | Median $ per sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
| 1,766 sq ft | 12 months | 8 (small sample) | $685,000 (mean of $670,000 and $700,000) | $387.88 | 168.5 | 93.5% |
| 2,150 sq ft | 12 months | 5 (small sample) | $685,000 | $318.60 | 104 | 94.5% |
| 2,342 sq ft | 12 months | 5 (small sample) | $1,050,000 | $448.33 | 123 | 91.4% |
| 1,766 sq ft | 60 months | 18 | $851,000 (mean of $845,000 and $857,000) | $481.88 | 81.5 | 94.4% |
| 2,150 sq ft | 60 months | 19 | $900,000 | $418.60 | 45 | 93.5% |
| 2,342 sq ft | 60 months | 16 | $1,067,500 (mean of $1,050,000 and $1,085,000) | $455.81 | 44 | 90.5% |
| Other sizes | 60 months | 11 | $837,500 | $428.30 | 0 | 100.0% |
The oddity is the 2,150 square foot residence: in the last 12 months its median matched the smaller 1,766 square foot one at $685,000, which puts its price per square foot at the bottom of the three. Five sales is a small sample, so we read that as a description of five closings and as a reason to price a 2,150 square foot residence against its own closings and not against the tower's average. The county roll groups the same residences into 1,608, 1,924 and 2,099 heated square feet; the MLS figures run 10 to 12 percent higher, and we do not mix the two measures.
Jasmine Bay has 217 residences on the county roll, 7 for sale on September 29, 2026, and 18 closings in the last 12 months at a $701,250 median. In a tower where an ask of $789,000 has waited 338 days, the owner who prices to the recent closings and has the paperwork in hand is the one who closes. The full history is in our Jasmine Bay neighborhood guide.
Selling in Jasmine Bay? Get a free Jasmine Bay home valuation or Call Jesse direct at (239) 898-6072. See how a residence here is priced in our Jasmine Bay home valuation guide.
Buying in Jasmine Bay? Call Marc at (239) 287-5873, read our Jasmine Bay buyer guide, or read how we represent buyers.
The two towers price alike in the 12-month window and differ in the longer ones. At these counts we cannot separate a tower effect from timing and size mix, so we quote both towers together and use the split as context. Four of the five 2,342 square foot closings in the last 12 months were in the North tower and one was in the South.
| Tower | Window | Closings | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| North | 12 months | 13 | $702,500 | 123 | 92.4% |
| South | 12 months | 5 (small sample) | $660,000 | 165 | 95.4% |
| North | 24 months | 16 | $875,000 (mean of $825,000 and $925,000) | 113.5 | 91.8% |
| South | 24 months | 9 (small sample) | $950,000 | 71 | 95.2% |
| North | 60 months | 35 | $920,000 | 63 | 92.6% |
| South | 60 months | 29 | $900,000 | 25 | 95.3% |
Every year below counts MLS-marketed closings only. A year with several 2,342 square foot sales reads higher because of mix, and the 2025 median of $1,050,000 is such a year: five of its nine sales were 2,342 square foot residences at $1,050,000 to $1,235,000.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (October and November) | 2 | $645,000 (mean of $600,000 and $690,000) | $600,000 to $690,000 | 0.5 | 101.1% |
| 2022 | 13 | $920,000 | $550,000 to $2,600,000 | 0 | 100.0% |
| 2023 | 10 | $1,022,500 (mean of $975,000 and $1,070,000) | $525,000 to $1,520,000 | 19 | 91.8% |
| 2024 | 17 | $900,000 | $725,000 to $1,200,000 | 73 | 92.9% |
| 2025 | 9 | $1,050,000 | $535,000 to $1,235,000 | 88 | 91.4% |
| 2026 to September 29 | 13 | $700,000 | $525,000 to $1,440,000 | 104 | 93.5% |
The pattern is a fast 2022, a repriced 2023, a slower 2024 and 2025, and a 2026 that has closed lower and slowly. Since 2023 not one Jasmine Bay closing has reached its final list price, and all 11 that did in the 60-month record fell between October 2021 and October 2022.
The county's qualified recorded sales cover more years than the MLS, because they include sales that never went through the MLS. County figures are recorded deed prices flagged as qualified arm's-length sales, and we never compare them with MLS square-foot figures.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 13 | $700,000 |
| 2025 | 9 | $1,050,000 |
| 2024 | 16 | $900,000 |
| 2023 | 11 | $1,070,000 |
| 2022 | 18 | $910,000 |
| 2021 | 26 | $607,500 |
| 2020 | 16 | $615,000 |
| 2019 | 12 | $553,750 |
| 2018 | 18 | $603,750 |
| 2017 | 23 | $586,000 |
| 2016 | 6 | $530,000 |
| 2015 | 29 | $515,000 |
| 2014 | 18 | $535,000 |
| 2013 | 12 | $527,500 |
| 2012 | 20 | $460,000 |
| 2011 | 34 | $425,000 |
| 2010 | 48 | $462,500 |
| 2009 | 36 | $505,000 |
Since September 29, 2025 the county file shows 18 qualified sales at a median of $701,250, the same count and median as the MLS window. From 2009 through July 2026 the file holds 365 qualified sales on 217 parcels, about 1.7 sales per parcel (our arithmetic), and 118 of them fell in 2009, 2010 and 2011, the years after the developer's sellout began. From the 2021 median of $607,500 to the 2023 median of $1,070,000 is a 76 percent rise, and from $1,070,000 to $700,000 in 2026 is a 35 percent fall. The file also carries 137 sales dated in 1997 at $902,800, which are land history stamped on each unit's parcel, not resales, and we exclude them.
On September 29, 2026 the MLS showed seven Jasmine Bay listings at a $699,900 median asking price, about 4.7 months of supply at the market's own pace (our arithmetic: 7 actives against 18 closings a year). Your buyer is comparing your residence with these.
| Asking price | Beds and baths | MLS living area | Asking $ per sq ft | Days on market |
|---|---|---|---|---|
| $2,299,900 | 3 and den, 3 baths plus a half bath | 3,110 | $740 | 59 |
| $1,050,000 | 3 bed, 3 baths plus a half bath | 2,330 | $451 | 46 |
| $789,000 | 3 bed, 3 baths | 2,150 | $367 | 338 |
| $699,900 | 3 bed, 3 baths | 1,766 | $396 | 110 |
| $689,000 | 3 bed, 3 baths | 1,766 | $390 | 174 |
| $657,500 | 3 bed, 3 baths | 1,766 | $372 | 50 |
| $539,000 | 3 bed, 3 baths | 1,766 | $305 | 64 |
Four of the seven are 1,766 square foot residences asking $539,000 to $699,900, against a 12-month closed median of $685,000 for that size (n = 8). The $789,000 ask on a 2,150 square foot residence has sat 338 days, more than twice the 142-day median for the towers, and sits above the $685,000 median and the $930,000 top for that size in the last 12 months. The $2,299,900 ask is 60 percent above the highest Jasmine Bay closing in 12 months ($1,440,000).
Jasmine Bay is West Bay Club's only built high-rise and its largest condominium neighborhood: 217 residences against 92 at Indigo Shores, 64 at Turtle Pointe, 25 at Westlake Court and 19 at Turtle Pointe Cove. It also had the most resales in the last 12 months, 18 against 8 at Indigo Shores, which gives a seller the deepest record.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Neighborhood | Units | Governing statute | Year built (county roll) | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
| Jasmine Bay | 217 | Chapter 718 | 2007 | 18 | $701,250 |
| Indigo Shores | 92 | Chapter 718 | 1999 to 2004 | 8 | $649,500 (small sample) |
| Turtle Pointe | 64 | Chapter 718 | 1999 to 2004 | 3 | $490,000 (small sample) |
| Westlake Court | 25 | Chapter 720 | 2016 to 2023 | 2 | $2,700,000 (small sample) |
| Turtle Pointe Cove | 19 | not resolved | 2003 to 2005 | 2 | $866,000 (small sample) |
| The Island at West Bay Club | 0 built (86 planned) | Chapter 718 | under construction | 0 | none |
Jasmine Bay's 18 closings are the only window in the table with 10 or more, so every other median is a small sample of fewer than 10 sales and describes those sales, not a market level. Where the count is even, the median is the mean of the middle pair.
A Jasmine Bay seller should not price from Indigo Shores or Turtle Pointe, whose samples are 8 and 3 closings. Your buyer will look at them, because they are the nearest lower-priced condominiums inside the gates, so your residence has to show what the tower adds: amenities in the building, a concierge desk and a newer structure. The $51,750 gap between Jasmine Bay's $701,250 median and Indigo Shores' $649,500 is the premium the record supports, on small samples, for a tower over a low-rise.
Westlake Court closed twice in 12 months at a $2,700,000 median, but its residences are villas built from 2016 to 2023 under a different chapter of Florida law, and Turtle Pointe Cove closed twice at $866,000. Neither belongs in a Jasmine Bay pricing set. We use them to describe the buyer's alternatives, never to set your price.
Jasmine Bay is a finished 2007 resale tower of 217 residences that trade at a $701,250 median, and The Island at West Bay Club is a 24-story, 86-residence tower under construction with eight listings from $2,699,000 to $10,099,000 and no closings. Your buyer is choosing between a built resale and a new tower.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Jasmine Bay | The Island at West Bay Club |
|---|---|---|
| Status | Built 2007, 217 residences on the roll | Groundbreaking February 2025, 86 residences planned, none on the roll |
| Height | 21 floors as marketed | 24 stories as the developer describes it |
| MLS closings, 12 months | 18 | 0 |
| MLS closings, 60 months | 64 | 0 |
| Active listings, September 29, 2026 | 7, median list $699,900 | 8, median list $4,073,500 |
| Asking range | $539,000 to $2,299,900 | $2,699,000 to $10,099,000 |
| Median asking price per MLS sq ft, actives | about $390 | about $1,194 |
| MLS living area, actives | 1,766 to 3,110 | 3,324 to 6,270 |
| Days on market, actives | median 64 | 333 for all eight |
| Regime | Chapter 718 condominium, three corporations | Chapter 718 condominium, association not yet formed |
| Delivery | Delivered 2007 | Anticipated mid-2027 per the developer's February 2026 FAQ |
| Price history | 12-month median $701,250 (n = 18); 60-month median $910,000 (n = 64) | none, no closings |
The asking price per square foot rows compare active listings only, and they use MLS living area, not county heated area. The Island's days on market read 333 for all eight listings, which is one entry date and not a measure of demand.
The Island's smallest ask, $2,699,000, is above Jasmine Bay's largest ask, $2,299,900, so its listings do not compete with yours on price. They compete for the buyer who wants a tower inside West Bay Club, and your answer is the record: Jasmine Bay has 64 closings to read and a building a buyer can walk through today. The Island has no closed sale, and its developer's delivery estimate moved from the end of 2026 to mid-2027 between June 2024 and February 2026. See our Island seller guide for the other side of that comparison.
A buyer who wants a bay-side tower now, a documented record and the ability to inspect the residence fits Jasmine Bay, and accepts a 2007 building's reserve and inspection questions. A buyer who wants new construction in the same gates fits The Island, and accepts a pre-delivery timeline and no closed comparable sales. We describe the property, not the people.
We price a Jasmine Bay condominium from its own closed sales in six steps: the size cluster, same-size closings across time, a price-per-square-foot check, condition and renovations, the tower and the live competition. The aim is a list price the next 12-month closing can defend, not the highest number a listing can carry.
Three MLS sizes carry almost every sale: 1,766, 2,150 and 2,342 square feet. In 12 months they closed at $685,000, $685,000 and $1,050,000 medians. We start with your size and go to the tower's whole median only as context, because a tower median blends $525,000 sales with $1,440,000 ones.
Over 60 months the 1,766 square foot residences closed at an $851,000 median (18 sales), the 2,150 at $900,000 (19) and the 2,342 at $1,067,500 (16). Then we read the same size year by year, because 2022 closed in a median of zero days and 2026 closes in 104, so a size's 60-month median overstates today.
The 12-month median per MLS square foot is $395.67 for the tower: $387.88 for 1,766, $318.60 for 2,150 and $448.33 for 2,342. The 2,150 residences price lowest per foot, and the spread between sizes is wider than between towers. We use the figure to test a price after the comparables set it.
The MLS carries no field for finishes, so condition is our own reading of your residence against each comparable. Flooring that met the North declaration's sound-insulation requirements, balcony tile over the waterproof membrane the 2021 specification calls for, and permitted work all support a price. Unpermitted or unapproved work pulls one down, and we find out which before we list.
The public record does not price a floor or a view, and the MLS pull carries no floor field. We therefore claim no per-floor premium. What we can say is that the highest closing in 12 months, $1,440,000 in April 2026, was a 2,342 square foot South tower residence, and that one of five 2,342 square foot sales was in the South tower. A view premium is something we measure from your actual comparables, floor by floor, before we suggest a number.
On September 29, 2026 seven residences were for sale from $539,000 to $2,299,900. We place your list price against them, because a buyer who tours your residence has toured two or three of those first, and because an ask above the closings has not been achieved anywhere in the last 12 months.
We market a Jasmine Bay condominium with professional photography, cinematic video and drone, a qualified-buyer database and a documents file ready before the first showing. In a tower the buyer is reading the association as closely as the kitchen, so the marketing starts with the paperwork and the building's amenities.
The public record supports three uses: a seasonal lock-and-leave home for owners who are away in summer, a full-time home, and a rental residence under the towers' leasing rules. The owner application asks each buyer to say which of full-time, part-time or rental applies. We describe the property, not the people who buy it, and we write the listing that way.
A tower listing earns its photographs from the views, the lobby and the amenity floors. We shoot the residence, the club room, the fitness center, the theater room and the infinity pool, and drone footage shows where the towers sit on West Bay Boulevard relative to Estero Bay. The towers' public pages state no hours and no reservation fees for the amenity spaces, so we describe only what the association states.
Before the first showing we assemble the estoppel request, the declaration, bylaws and rules, the current budget and financial statement, the most recent structural integrity reserve study or the association's statement that it has none, any milestone inspection summary, the insurance summary, and your approvals and permits for past work. Your buyer is entitled to the statutory package at your expense, and handing it over early starts the clock on their review.
Your listing goes into the Southwest Florida MLS, which feeds the public listing sites, and to our own buyer database and social channels. Since August 17, 2024 an offer of buyer-agent compensation cannot be displayed in the MLS, so any such offer is made off-MLS, and buyer concessions can still appear in the MLS. We walk you through both options in the listing meeting.
Every showing needs a fob from the owner or the listing agent. Key boxes go on the unit door only. For-sale signs go only on the West Bay Boulevard center island, in green, white, or brown and white. We hold the fob, schedule the showings inside the posted hours and run open houses on Saturday or Sunday.
An estate, a health change or a tenant in place is sometimes better handled through direct outreach to our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers. The fob protocol suits a quiet sale.
We negotiate a Jasmine Bay contract ourselves, at partner level, around the points that move a tower sale: the price against the closings, the buyer's 7-day cancellation window, the inspection, the insurance quote, the buyer's approval and the closing date. A seller who has the documents ready negotiates from strength.
Jesse and Marc handle your offers personally. A Jasmine Bay offer is rarely only a number: it carries a closing date that has to fit the two-week new-owner packet, a financing path, and requests that follow from the buyer's document review.
When a resale contract uses the voidability clause in Section 718.503, the buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents. When the buyer received the documents more than 7 days before signing and acknowledges it in the contract, there is no cancellation window. A seller who delivers the package with the listing narrows the window.
A 2007 building has 19 years on its systems. Buyers ask what the association has replaced, what the reserve study schedules and what the owner has done inside the residence. We give them the answers that the documents support, and we do not guess at what they do not show.
A buyer who is financing in a flood zone will generally need flood coverage, and an HO-6 policy has to cover what the association's master policy does not. Buyers often ask for an insurance quote before they commit, so we put the association's insurance summary and your current premium in the file.
The buyer's application and $150 fee go to the Jasmine Bay Master Association, and the new-owner packet is due at least two weeks before closing. A closing date that ignores that clock slips. We set the date from the application, not the other way around.
A buyer's inspection or document review often produces a request. A credit preserves your recorded sale price, a price cut lowers it, and in a neighborhood where your price becomes the next seller's comparable, the difference is permanent. We weigh each case with you, and the contract controls what is agreed.
Selling a Jasmine Bay condominium costs, by Lee County custom, the seller's documentary stamps at $0.70 per $100 of price, the owner's title policy premium, the estoppel certificate, commission and prorations. At the $701,250 median the stamps are $4,909 and the promulgated owner's policy is about $3,581. The contract controls.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Florida's documentary stamp tax on a deed is $0.70 per $100 of consideration, rounded up to the next $100, under Section 201.02 of the Florida Statutes, and in a Florida residential sale it is customarily paid by the seller. At $701,250 the tax is $4,909.10.
Florida promulgates the owner's title premium: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, then $2.50 per $1,000 from $1,000,000 to $5,000,000. In Lee County the seller customarily selects the closing agent and pays the owner's policy, and in neighboring Collier County the buyer customarily does. Nothing in the statutes sets this, and the contract controls.
The association must issue an estoppel certificate within 10 business days of a request, and it may not charge a fee if it is late. The amount DBPR publishes is $299 for a current account, with $119 added for delivery within 3 business days and $179 added when the account is delinquent. A certificate is effective for 30 days when hand delivered or sent electronically and 35 days when mailed. The fee is refundable if the sale does not close, on a request made within 30 days after the closing date.
Florida property taxes are assessed by calendar year and paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the residence, customarily using the prior year's bill. Your association assessment is prorated to the closing date from the estoppel figures. The Lee County Tax Collector issues the bill and West Bay Club has no community development district, so there is no bond line on it.
Commissions are negotiable, and there is no set rate. Since August 17, 2024 an offer of buyer-agent compensation cannot be advertised in the MLS, and a buyer's agent needs a written agreement with the buyer before touring. You decide whether to offer any buyer-side compensation, and we explain our fee in the first meeting. Each 1 percent of the price is $7,012.50 at the median.
The four prices below are recorded 12-month Jasmine Bay closings or their median. The title premium is our estimate from the promulgated schedule, and title companies may round differently.
| Sale price | Documentary stamps at $0.70 per $100 | Owner's title premium, promulgated estimate | Stamps and title together | Each 1% of price |
|---|---|---|---|---|
| $525,000 | $3,675.00 | $2,700.00 | $6,375.00 | $5,250.00 |
| $701,250 | $4,909.10 | $3,581.25 | $8,490.35 | $7,012.50 |
| $1,050,000 | $7,350.00 | $5,200.00 | $12,550.00 | $10,500.00 |
| $1,440,000 | $10,080.00 | $6,175.00 | $16,255.00 | $14,400.00 |
The net sheet shows what remains before commission, your loan payoff and prorations, because those three depend on your agreement, your mortgage and your closing date. We complete the full sheet with you once we have the estoppel.
| Line | $525,000 | $701,250 | $1,050,000 | $1,440,000 |
|---|---|---|---|---|
| Sale price | $525,000 | $701,250 | $1,050,000 | $1,440,000 |
| Documentary stamps | $3,675.00 | $4,909.10 | $7,350.00 | $10,080.00 |
| Owner's title premium (estimate) | $2,700.00 | $3,581.25 | $5,200.00 | $6,175.00 |
| Estoppel certificate, standard ceiling | $299.00 | $299.00 | $299.00 | $299.00 |
| Fixed costs subtotal | $6,674.00 | $8,789.35 | $12,849.00 | $16,554.00 |
| Left before commission, payoff and prorations | $518,326.00 | $692,460.65 | $1,037,151.00 | $1,423,446.00 |
| Each 1% of commission | $5,250.00 | $7,012.50 | $10,500.00 | $14,400.00 |
A Jasmine Bay seller must give the buyer, at the seller's expense, the declaration, articles of incorporation, bylaws and rules, the annual financial statement and budget, the milestone summary and structural reserve study where they apply, and the governance form and questions-and-answers document. The buyer then has a 7-day cancellation right or an acknowledgment of early delivery.
Section 718.503(2) of the Florida Statutes covers the resale of a condominium unit by an owner who is not the developer. The buyer is entitled to a current copy of eight items at the seller's expense: the declaration; the association's articles of incorporation; the bylaws and rules; the annual financial statement and budget; the inspector-prepared milestone summary if applicable; the most recent structural integrity reserve study or a statement that none has been completed; the turnover inspection report where one applies; and the Frequently Asked Questions and Answers document. The buyer also receives a governance form from the seller.
The resale contract must carry, in conspicuous type, either an acknowledgment that the buyer received the documents more than 7 days before signing, excluding Saturdays, Sundays and legal holidays, or a clause that makes the contract voidable by written notice within 7 days after signing and receipt. The buyer's right to void ends at closing. Delivering the package with the listing is the practical way to reach the first option.
The towers' public site posts rules, riders and forms, and the recorded declarations are in the Lee County Clerk's official records. We could not tell from the public pages which financial documents the associations make available, so on each listing we ask the management office for the declaration, bylaws, budget, financial statement, insurance summary and reserve study in writing.
Associations existing on July 1, 2022 had until December 31, 2025 to complete a structural integrity reserve study for a building three stories or taller, under Section 718.112(2)(g). A building's first milestone inspection is due by December 31 of the year it reaches 30 years from its certificate of occupancy, or 25 years if the local enforcement agency sets that interval. For buildings finished in 2007 that is 2037, or 2032 on the 25-year rule. We did not confirm either tower's certificate-of-occupancy date or whether Lee County or Estero has set the shorter interval, and we could not query the state's reserve-study database, so we do not know whether either tower has filed. Ask each tower for its study in writing.
Section 689.261 requires that a prospective purchaser of residential property be presented a property tax disclosure summary at or before signing the contract. The summary warns the buyer not to rely on the seller's current taxes, since a change of ownership triggers reassessment. The seller supplies it unless the contract includes it.
A seller of residential real property must complete and provide a flood disclosure at or before the time the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether the seller filed a flood-damage insurance claim and whether the seller received assistance for flood damage. Answer it accurately, and ask your closing attorney how the contract forms carry it.
Florida sellers must also disclose known facts that materially affect a residence's value and are not readily observable. Storm damage and its repairs are the usual case in a tower. Gather your invoices, permits and claim records, and if in doubt, disclose. This is information and not legal advice, and your closing attorney or title company can confirm how it applies to your sale.
Your Jasmine Bay buyer will price the purchase from the estoppel, which states the tower assessment, plus the $150 application fee, the lender's costs, insurance and taxes that reset on the sale. The towers publish no dues figure, so the certificate is the number that decides whether your price holds.
Jasmine Bay owners face four layers of cost: the master association that sits over both towers, the tower association, one-time charges at purchase such as the $150 application fee, and the Lee County tax bill. There is no community development district, so no bond assessment sits on the tax bill.
The towers post rules, applications, riders and packets, but no budget or assessment schedule that we could read. Secondary websites quote monthly ranges, and we treat those as unverified because we cannot trace them to the associations. The association's delivery sheet states that basic cable and internet are included in the West Bay Club fees, which a buyer should confirm.
A purchase reassesses the property to market value in Florida, and a residence that was someone's homestead has its assessment reset when it sells. A buyer who calls the seller's tax bill the new tax bill is misinformed, which is why Section 689.261 exists. We do not quote a Jasmine Bay tax figure because we have not pulled a parcel's tax bill.
Both Jasmine Bay towers sit in a FEMA special flood hazard area, zone AE, coastal floodplain, with a base flood elevation of 11 feet on the map effective November 17, 2022. A financed buyer will generally need flood coverage, so your listing file should carry the insurance summary and any post-storm repair history.
We queried FEMA's national flood hazard layer at the geocoded location of each tower, and both returned zone AE with a base flood elevation of 11 feet in the North American Vertical Datum of 1988. The flood zone is a separate question from the evacuation zone and from storm surge, and we did not confirm the towers' evacuation zone. Owners can look it up on Lee County's emergency management site.
A vendor's press release from February 2023 says that after Hurricane Ian one of the tower's main circuit breakers was ruined in the flooding, that the part was no longer in production, and that power, air conditioning and water were restored to hundreds of residents within days. It is the vendor's account, not an independent record. What a buyer should ask each tower is what repairs were made, who paid and whether any assessment remains.
The Village of Estero holds a Community Rating System Class 6, which gives a 20 percent discount on National Flood Insurance Program premiums, according to the FEMA decision the Village reported in November 2024. A unit owner's own policy is an HO-6 policy, and Florida law requires it to include at least $2,000 of loss assessment coverage with a deductible of no more than $250. Buyers commonly ask for more, because a post-storm assessment falls on owners.
Put the master insurance summary, your own premium, any flood policy, repair invoices and permits for storm work, and the association's wind-mitigation documentation in one folder. Florida's uniform mitigation verification inspection form documents wind-resistance features for insurance discounts, and for a condominium the association is the party that can supply one.
The Jasmine Bay rules that shape a sale are the showing protocol, the buyer application, the leasing limits, the pet rules, the renovation rules and the parking arrangement. We read the North declaration excerpt, its amendment, the rules, both lease riders and the contractor and tenant packets, and we did not read the South declaration in full.
Under the North declaration excerpt and its amendment, leasing needs no association approval, but the association must receive notice at least five days before a lease begins. No lease may run under 30 days and no more than six leases, counting renewals, may commence in a calendar year. A lease of six months or less carries the tourist development tax. If your buyer plans to lease, these limits define the investor pool for your residence.
Owners' dogs and cats must be leashed at six feet and may use only designated common areas, never the recreational facilities. In the hallways they may travel only to enter or leave, using the service elevator. Tenants may not keep pets under the rider to lease. The purchase application asks for each pet's type, weight and breed. We found no breed list and no weight limit in the rules we read.
The 2025 contractor packet requires licensed and insured contractors with general liability of at least $250,000 per occurrence and $500,000 aggregate, permits from the Village of Estero, no weekend or holiday work, a $100 fine per violation and 30 days' notice to the office. Hard-surface flooring in the North declaration excerpt must meet sound-insulation specifications, the post-tensioned slab may not be chipped or ground, and balcony tile needs a waterproof membrane.
The lease rider refers to two assigned parking spaces per residence, and the owner application asks for vehicle registration with a West Bay Club barcode and refers to a parking policy adopted in 2017. Your buyer will ask which spaces convey, so we confirm it before we list.
The rules require owners to designate someone to prepare the residence when they are away in hurricane season. A seasonal owner selling from out of state should name that person before the season starts and keep the paperwork.
A Jasmine Bay condominium took a median of 142 days to sell in the last 12 months, with a range of 0 to 381 days, and 13 of the 18 took more than 90 days. After a contract, add the estoppel, the buyer's application and the packet that is due at least two weeks before closing.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Over 60 months, 34 of the 64 closings fell in April, May and June, and only 6 in July, August and September.
| Month of closing | MLS closings, 60 months |
|---|---|
| January | 4 |
| February | 3 |
| March | 5 |
| April | 15 |
| May | 11 |
| June | 8 |
| July | 3 |
| August | 1 |
| September | 2 |
| October | 5 |
| November | 3 |
| December | 4 |
Two of the 18 closed within 30 days on market, three within 31 to 90 days, seven within 91 to 180 days and six took 181 days or more, including one at 381 days. The two fastest were the July 2026 sale at 0 days ($640,000) and the May 2026 sale at 3 days ($1,000,000).
List with the documents ready, expect the market's recent pace of a 142-day median, and then plan for the estoppel (up to 10 business days), the buyer's application and packet (at least two weeks before closing) and the buyer's financing. We calendar those from the day of the contract.
An out-of-state owner can sell without visiting. The fob protocol, the estoppel, the application and the packet can all be handled through the management office and our team, and closing documents can be signed remotely or by mail with the title company. Name your hurricane-season contact before you leave.
Prepare a Jasmine Bay condominium by assembling the association documents, confirming the approvals for any past renovation, clearing the parking and storage questions and presenting the residence for photography. Start with the paperwork, because the records a buyer asks for take the longest to gather.
In a market where the typical residence closes $52,000 under list, a large remodel is a gamble on the ask. Fresh paint, repaired hardware, clean grout and working appliances cost little, and the tower's renovation rules add time and supervision to big projects. Ask us before you commit to work over a few thousand dollars.
A tower buyer tours with a fob protocol, often out of season, and sees the residence first through photographs. We stage for photography and for the evening light on the bay side, and we remove personal items. We stage the property; we never stage for a type of person.
Your Jasmine Bay listing should say what the association and the club publish: a club room, fitness center, theater room, infinity pool and concierge desk in the tower, a gated West Bay Club, and the golf, tennis and beach options that sit a few minutes away as separate memberships. It should leave out claims the record cannot support.
According to the association's own site, each tower has an infinity pool with rentable cabanas, a club room with kitchen, bar, billiard table and card room, a fitness center, a movie theater room, private parking, rentable guest suites and a concierge desk. Golf and the club's private beach are separate club memberships and are not bundled into a Jasmine Bay purchase.
West Bay Club is gated, on the gulf side of US-41 in Estero, with a staffed main gate off Williams Road. Distances from the main entrance, as we compiled them for our West Bay Club guide, are approximate and longer in season.
| Destination | Approximate drive |
|---|---|
| Lee Health Coconut Point emergency department | 5 to 10 minutes |
| Coconut Point shopping | about 5 minutes |
| Downtown Bonita Springs | 10 to 15 minutes |
| Florida Gulf Coast University | 10 to 15 minutes |
| Southwest Florida International Airport | 17 to 20 minutes (25 to 35 in season) |
| The club's private beach on Little Hickory Island | about 20 minutes |
| Downtown Naples, Fifth Avenue South | about 30 minutes |
Say what is documented: size in MLS living area, bedrooms, baths, the tower, the amenities and the drive times. Do not quote dues, a floor premium or a view claim you cannot support, and do not describe who should live here. Fair housing law forbids steering by family status, age, religion, national origin and the other protected classes, and the U.S. Department of Housing and Urban Development explains the rules.
Three public-record Jasmine Bay sales from the last 12 months teach different lessons: a $1,000,000 sale in 3 days at 80.1% of list, a $1,050,000 sale after 123 days at 81.1%, and a $640,000 sale at 0 days on market. These are public records, not our transactions, and we use them to show how the asks met the market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
A public-record walk-through is honest, and it lets us show the mechanics of a tower sale without dressing up someone else's deal as ours. We report month, tower, size and price only.
A three-bedroom residence of 2,342 square feet closed in the North tower in May 2026 at $1,000,000, recorded at 3 days on market, against a final list of $1,249,000. It is the lowest sold-to-list ratio of the 18 closings and the fastest of the five at $1,000,000 or more. It closed $50,000 below the two other 2,342 square foot sales at $1,050,000 in the window, which shows how far the 2025 listings sat above the 2026 closings.
A 2,342 square foot residence in the North tower closed in October 2025 at $1,050,000 against a final list of $1,295,000, after 123 days. The gap was $245,000, the second-largest dollar gap in the 12-month window after the $249,000 gap in May 2026. A seller who starts at a number that the recent closings do not support pays for it in time and in price.
A 1,766 square foot South tower residence closed in July 2026 at $640,000 against a $684,900 final list, recorded at 0 days on market at 93.4% of list, the lowest price among the 1,766 square foot sales of the 12 months other than the $525,000 sale in May 2026. We cannot tell from the record how a sale recorded at 0 days came together, and we do not guess.
An ask the closings do not support costs the seller either time or price, and sometimes both. The three closings nearest their final list were at 98.0%, 96.3% and 96.2%, and each was priced within about 4 percent of where it closed. We price first, and we document the residence second, so the paperwork does not become the reason a contract fails.
Jasmine Bay owners get a free valuation by requesting one online or by calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the towers' own closed sales in your size range, with your fee stack and net sheet beside it, at no cost and no obligation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The valuation comes from the Top 1% Real Estate Agents Nationally Since 2008, not from a call center.
You receive the recent closed sales that fit your residence with dates and days on market, a per-square-foot check on MLS living area, the live competition with price histories, your residence's position among the 64 closings with the reasons, the fee stack your buyer will underwrite and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form, or read how the pricing works in our Jasmine Bay home valuation guide.
In a tower where an identical residence can close at $640,000 or $740,000 in the same month, the ask decides the sale. We would rather you see the evidence and the number before you commit, and many owners use the valuation to decide whether to sell this season or the next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your timeline, your size and the one thing you are most worried about, and you will get a straight answer.
Jasmine Bay sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 217-residence tower neighborhood with 18 closings a year rewards a price set from every recorded sale and a documents file ready on day one.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you are searching for a Jasmine Bay listing agent, or thinking, "I need someone to sell my Jasmine Bay condo," you are selling into a neighborhood where the ask against the last 12 months of closings and the readiness of the towers' paperwork decide the result. In the last 12 months we tracked every one of the 18 Jasmine Bay closings in the MLS, and all 64 on record since October 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.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Jasmine Bay buyer guide, and see how we represent buyers in Southwest Florida.
For a residence priced to the recent closings the market is workable but slow: 7 actives against 18 closings a year is about 4.7 months of supply, and the 12-month median is 142 days. Sellers who ask well above the recent closings should expect to wait.
Against Jasmine Bay's own sales, by size. In 12 months eight 1,766 square foot residences closed at a $685,000 median, five 2,150 square foot at $685,000 and five 2,342 square foot at $1,050,000, all small samples.
The 12-month median is 142 days, with a range of 0 to 381. Thirteen of the 18 took more than 90 days, and a residence listed at $789,000 has waited 338 days.
The documents we read do not state a sale-approval requirement, and the North declaration excerpt says leasing needs none. The buyer must complete the purchase application, and we did not read the South declaration in full, so we ask the management office to confirm in writing.
Generally yes, subject to the lease and the rules. The buyer takes the lease, tenants may not have pets, and the rider requires a $1,500 deposit, so we confirm the tenant's status and the lease count with the office.
Ask each team for its comparable set for your size and tower, its plan for the buyer application and the estoppel, and who will personally negotiate your offer. McGreevy and Comisar are the Top 1% Real Estate Agents Nationally Since 2008, and we publish the record.
McGreevy and Comisar is a top-reviewed Jasmine Bay listing agent, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on our Google profile.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
Selling and then buying are often one project, and a reviewer who says we stayed available after closing is describing the part of the job that a listing agreement does not mention.
★★★★★ "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." Verified Google review
In a tower where the slow sales sat 181 days or more, a listing that sits is usually priced against the wrong rung or missing the documents a buyer needs.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Jasmine Bay owners often live elsewhere for part of the year, and the fob protocol, the estoppel and the packet can all be run remotely.
A Jasmine Bay specialist matters because a tower sale depends on things a generalist may not know: the 64 recorded closings, the three corporations, the Chapter 718 paperwork, the buyer application clock and a flood map that places both towers in zone AE. Jesse and Marc read each of those before your first meeting.
Jesse has been in Southwest Florida real estate since October 2004, is a Sales Associate with Domain Realty (license SL3101296), and runs the pricing, data and paperwork side of every listing. Reach him at (239) 898-6072. His agent page is Jesse McGreevy.
Marc is a Broker Associate with Domain Realty (license BK3060671) and runs the field side: showings, buyer-agent conversations and inspections. Reach him at (239) 287-5873. His agent page is Marc Comisar.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and lead Domain Realty Group, whose team has sold over $2.5 billion in real estate. Those are career figures across Lee and Collier counties.
Three things: the towers' own 64 closings (a generalist reaches for the whole West Bay Club median), the fact that Jasmine Bay and The Island are different buildings with different buyers, and the application and packet that set the closing date.
Owners elsewhere in the gates have their own guides, starting with the full Jasmine Bay neighborhood guide and our West Bay Club neighborhood guide.
Jasmine Bay sellers who are also buying can run both transactions with the same team: we time the sale and the purchase, coordinate two closings and keep the buyer application and the estoppel on their clocks. Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The buyer application and the estoppel are the two documents that move a closing date. When you are also buying, we schedule them first so the two closings can sit on the same week.
If you are moving from Jasmine Bay to another West Bay Club neighborhood, the associations each have their own approvals. Our Jasmine Bay buyer guide covers the buyer's side of these towers, and our West Bay Club buyer guide covers the rest of the community.
For a purchase outside the gates, our Estero buyer guide covers the village's neighborhoods and the closing costs of the buying side.
These are the questions sellers ask most about selling a condominium in Jasmine Bay at West Bay Club in Estero, from pricing to paperwork, answered from the records cited below. Each answer names Jasmine Bay and points to the section with the detail. Where a record is not public, the answer says so.
Start from the 12-month median of $701,250 (n = 18) and adjust for size, tower, floor and condition. The 60-month median is $910,000 (n = 64). For a number on your residence, use the free home valuation or Call Jesse direct at (239) 898-6072.
Eighteen closed in the 12 months to September 29, 2026, from $525,000 to $1,440,000, and the market section lists every one by month, tower, price and area. Five closed at $1,000,000 or more and three closed under $600,000.
The 12-month median is 142 days, with a range of 0 to 381, and 13 of 18 sales took more than 90 days. A residence priced near the recent closings has moved faster than one priced near the recent asking prices.
No. The 12-month high of $1,440,000 was a 2,342 square foot South tower residence, and the 12-month median is $701,250. The 2025 median of $1,050,000 reflected five 2,342 square foot sales, a mix effect, so price to your own size.
Use your size's own closings. In 12 months the 1,766 square foot median was $685,000 on 8 sales, 2,150 was $685,000 on 5 and 2,342 was $1,050,000 on 5, all small samples. Match MLS living area, not the county's heated area.
The 12-month median is 93.5% of the final list price, and the mean of the per-sale ratios is 91.8%. None of the 18 closed at or above list. The lowest was 80.1%, a May 2026 sale that closed at $1,000,000 against a $1,249,000 final list.
Supply is moderate and pace is slow: 7 actives against 18 closings a year is about 4.7 months of supply, and the median sale took 142 days. A residence priced to the recent closings can sell, and one priced to a past peak will wait.
Over 60 months, 34 of 64 closings fell in April, May and June, and 6 in July, August and September. That is a pattern in 64 sales, not a rule, but a residence that is photographed and documented by January meets the spring buyers on the first tour.
A showing needs a fob from the owner or listing agent, and hours are Monday to Friday 8 a.m. to 8 p.m. and Saturday and Sunday 10 a.m. to 6 p.m. Key boxes go on the unit door only. We arrange the fobs and the schedule with the office.
Yes, on Saturday and Sunday only, under the towers' open house protocol. Signs go only on the West Bay Boulevard center island, in green, white, or brown and white. Ask the office for the current protocol before you schedule.
Only on the West Bay Boulevard center island, in green, white, or brown and white, per the towers' protocol. Signs are not allowed elsewhere, and key boxes may be placed only on the unit door.
Expect the estoppel certificate, the declaration, articles, bylaws and rules, the current budget and financial statement, the reserve study or a statement that none is complete, any milestone summary and the governance form. Have them ready before the first showing, because the buyer's contract carries a 7-day voidability clause or an acknowledgment of early delivery.
The amount DBPR publishes is $299 for a current account, $119 more for delivery within 3 business days and $179 more for a delinquent account. Delivery is due within 10 business days, and the certificate is effective for 30 days, or 35 if mailed. Request it as soon as you go under contract.
By Lee County custom the seller pays documentary stamps of $0.70 per $100 and the owner's title policy, plus commission and the estoppel fee. At the $701,250 median that is $4,909 in stamps and about $3,581 in title premium. The contract controls.
The buyer's application, with its $150 non-refundable fee, goes to the Jasmine Bay Master Association, so it is a buyer's cost unless your contract says otherwise. Sellers should still plan for it, because the buyer's packet is due two weeks before closing.
At least two weeks before closing, with a 30-minute orientation, according to the towers' protocol. A cash buyer with a short closing should submit at contract. If the packet slips, the closing date can slip with it.
The documents we read do not state a sale-approval requirement, but the buyer must complete the association's application. We did not read the South declaration in full, so ask the management office to confirm in writing before you list.
Generally yes. The buyer takes the lease subject to the rules, tenants may not have pets, and the rider sets a $1,500 deposit and two assigned parking spaces. Confirm the tenant's application, the deposit and the count of leases already begun this year.
Yes. The fob protocol, the buyer's packet and the estoppel can all be handled remotely with the management office, and one Google reviewer, an out-of-area seller of a condominium, wrote that Jesse made the process easy. Call Jesse direct at (239) 898-6072.
They can. Buyers ask whether flooring met the sound-insulation specification, whether balcony tile sits on the required waterproof membrane and whether the work was approved and permitted. Collect the approvals, permits and contractor invoices before you list.
Both towers are in zone AE, so a financed buyer will generally need flood coverage, and buyers will ask about the master policy. Have the insurance summary and any Ian repair history ready. We do not quote a price effect, because the sample cannot isolate one.
The Island's eight listings start at $2,699,000, above Jasmine Bay's largest ask of $2,299,900, so they do not compete on price. They do compete for the buyer who wants a tower in West Bay Club, and your resale record is the answer to that buyer.
Neither: you list the residence, and the MLS records the tower. In 12 months North closed at a $702,500 median on 13 sales and South at $660,000 on 5 (small sample), which is too little to price a tower premium, so we use both towers and your size.
Yes, and they should. Florida required a structural integrity reserve study by December 31, 2025 for older associations, and the milestone inspection follows in 2032 or 2037. If the study is complete, hand it over early; if it is not, expect the buyer to ask why.
Thirteen of the last 18 sales took more than 90 days, so it is not unusual, but it is a signal. Review the price against the closings for your size, the photographs and the condition. No 12-month closing reached its list price.
Five closed in the last 12 months at a $1,050,000 median, from $925,000 to $1,440,000, with a median of 123 days and 91.4% of list, a small sample. Over 60 months, 16 closed at a $1,067,500 median (mean of $1,050,000 and $1,085,000).
None in the last 12 months. Over 60 months 11 of 64 closed at or above their final list price, all from October 2021 to October 2022, in the fastest market on record for the towers. Nothing since 2022 has matched that.
Yes. We market with cinematic video, drone, professional photography and a qualified-buyer database, and we can keep a sale quiet when discretion matters. Showings still need a fob and the towers' hours, which suits a discreet sale. Call Jesse direct at (239) 898-6072.
Moves use the service elevator, whose interior is 63 by 77 by 112 inches, with a 42 by 84 inch door. Contractor rules bar weekend and holiday work, and we recommend booking the elevator with the office as soon as you have a closing date.
Memberships are separate from the tower, and the club's FAQ says they transfer only with a Premier member's home sale. If you hold one, talk to the club's membership office before you list, so the sale and the membership move together.
Florida contracts prorate property taxes between buyer and seller at closing, and the Lee County Tax Collector issues the bill. West Bay Club has no bond district, so there is no bond line to prorate. Your title company prepares the figures.
Florida sellers must disclose known facts that materially affect a residence's value and are not readily observable, and Section 689.302 requires a flood disclosure at or before contract. Gather your repair invoices, permits and any insurance claims. If in doubt, disclose.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary and reserve study where they apply, the turnover inspection report where one applies, the governance form and the Frequently Asked Questions and Answers document, all at your expense.
No. The North declaration excerpt sets a 30-day minimum, and an occupant who stays more than 30 consecutive days in the owner's absence is treated as a tenant. Jasmine Bay suits seasonal or annual leases, and an investor buyer should get the current rules in writing.
Owners' dogs and cats are allowed on a six-foot leash in designated common areas and never in the recreational facilities, and tenants may not keep pets. A buyer with pets will ask for the current rules and whether any weight or breed limit applies, and we found none in what we read.
Ask each agent to show the closings for your size and tower, a pricing plan against them and how they handle the fob protocol and the buyer's packet. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we publish the record.
Request the free home valuation or Call Jesse direct at (239) 898-6072. He will send the closings that match your size and tower, a pricing range and a list of the documents to gather from the association and manager.
Jasmine Bay 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 Jasmine Bay sale and public record before writing this guide. Learn more about the team on our about McGreevy and Comisar page.
If you are thinking about selling here, the work begins well before the listing goes live. It begins with the size of your residence and where it sits among the 64 recorded closings. It begins with the estoppel, the condominium documents and the buyer's application. It ends with a fee stack stated in one line and a price the recent closings can defend.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Jesse has been in the business since October 2004, and the team launched in October 2008.
McGreevy and Comisar is a top-reviewed Jasmine Bay realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling your Jasmine Bay home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Jasmine Bay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every fact on this Jasmine Bay guide traces to a primary record below: the towers' own posted documents, Florida state and Lee County records, FEMA and federal sources, and the developer's own published materials. Market figures come from the Southwest Florida MLS Matrix pull described in the last four lines.
Jasmine Bay's key documents are published by the towers, the State of Florida, FEMA and the federal government; the table links each to its issuing authority. The recorded declarations of condominium are available through the Lee County Clerk's official records, and the estoppel through the association's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Rules and Regulations | Jasmine Bay Towers | current file | Rules, PDF |
| Rider to Lease, North tower | Jasmine Bay Towers | resolution of January 31, 2012 | Rider, PDF |
| Rider to Lease, South tower | Jasmine Bay Towers | resolution of January 31, 2012 | Rider, PDF |
| Contractor Packet | Jasmine Bay Towers | 2025 | Packet, PDF |
| Owner Application | Jasmine Bay Towers | 2025 | Application, PDF |
| Balcony waterproofing and tile specification | Jasmine Bay Towers | 2021 | Specification, PDF |
| Deliveries and cable sheet | Jasmine Bay Towers | current file | Deliveries, PDF |
| Jasmine Bay North Condominium Association, Inc. record | Florida Division of Corporations | filed May 7, 2007 | Sunbiz detail |
| Jasmine Bay South Condominium Association, Inc. record | Florida Division of Corporations | filed May 7, 2007 | Sunbiz detail |
| Jasmine Bay Master Association, Inc. record | Florida Division of Corporations | filed May 7, 2007 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Estoppel certificate fee amounts | Florida DBPR | next update due by July 1, 2027 | Fees, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.