Estero, Florida
Sell your Osprey Cove condo in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Plan-by-plan pricing from MLS and county sales, and the estoppel and condo documents ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Osprey Cove in Estero sellers face a market with real caution in it: 328 gated two-bedroom condominiums, 14 closings on the Southwest Florida MLS in the last 12 months, a $219,000 median sold price and a median of 168.5 days on market. This seller guide sits beside our full Osprey Cove community guide, which covers the history, governance, flood record and taxes in depth. This page answers one owner's question: how to sell an Osprey Cove condo for the most money, with the fewest surprises, on a timeline you control. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record. For the wider process, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. We also publish an earlier Osprey Cove seller overview and an Osprey Cove home value page, and our buyer guide follows on its own page. Note that a different Osprey Cove exists elsewhere in Southwest Florida; this page is only about Osprey Cove in Estero, off Kingbird Loop and Osprey Cove Boulevard.
This seller guide covers how to sell. The Osprey Cove valuation guide covers what your home is worth, and the Osprey Cove buyer guide shows what your buyer will weigh.
McGreevy and Comisar are the best realtor for selling an Osprey Cove condo because we price every unit against its own floor plan from recorded sales, order the Chapter 718 resale package and the estoppel before a buyer asks, and personally negotiate every offer. 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 sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, a short drive south of Osprey Cove, and Estero is a market we work every week. Jesse McGreevy has lived in Estero since 2003.
Recent Osprey Cove market record (12 months to September 29, 2026): 14 closings on the Southwest Florida MLS · $219,000 median sold price · $190,000 to $257,600 range · $178 median price per square foot of living area · 168.5 median days on market · 90.9% median of the final list price · 3 active listings on September 29, 2026 at a $249,900 median asking price. Lee County recorded sales, same 12 months: 13 qualified resales at a $218,000 median (Lee County Property Appraiser sale codes 01 and 02, pulled from the county index built September 27, 2026). The two counts differ by one, and each is shown with its own denominator below.
For Osprey Cove sellers: professional photography that names your building and association, a documents file that answers the fee, insurance and structural-reserve questions before they are asked, a regional buyer database, and discreet off-market options when a seller wants privacy.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Osprey Cove is narrower and checkable: we have read every one of the 14 closings in the MLS pull and the county's recorded sales beside them, and we bring that evidence to your kitchen table.
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 more on our about McGreevy and Comisar page.
Selling your Osprey Cove condo? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Osprey Cove sellers who read nothing else on this page should know these eight 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 this 328-unit condominium community in Estero.
Osprey Cove sellers can use the links below to jump straight to pricing, costs, disclosure, the Villagio at Estero comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Osprey Cove is covered below section by section. Jump to any part of this guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Osprey Cove · Key Takeaways
Start Here: What Makes Selling in Osprey Cove Different? · Is Now a Good Time to Sell in Osprey Cove? · What Have Osprey Cove Condos Sold For Over the Last Five Years? · Which Recent Osprey Cove Sales Matter Most to Your Price? · What Do the County Records Show About Osprey Cove Resales? · Osprey Cove vs Villagio at Estero: Which Buyer Will Your Condo Meet? · How Do We Price an Osprey Cove Condo? · How Do We Promote an Osprey Cove Condo?
The Essentials: How Do We Negotiate an Osprey Cove Contract? · What Does It Cost to Sell a Condo in Osprey Cove? · What Must an Osprey Cove Seller Deliver Under Florida Condominium Law? · How Do the Estoppel Certificate and Association Approval Work When You Sell? · What Will Your Buyer Pay to Own an Osprey Cove Condo? · Do Florida's Condo Safety Laws Help or Hurt an Osprey Cove Sale? · How Do the Flood Zone and Storm Record Affect Selling an Osprey Cove Condo? · Which Osprey Cove Rules Affect a Sale?
The Details: How Is Selling a Terrace Condo Different From Selling a Veranda Home? · How Long Does It Take to Sell an Osprey Cove Condo? · How Should You Prepare an Osprey Cove Condo for Sale? · What Should Your Listing Say About Life in Osprey Cove? · How Do You Get a Free Osprey Cove Home Valuation? · Thinking of Selling Your Osprey Cove Condo? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does an Osprey Cove Specialist Matter When You Sell?
More Questions and Records: Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Osprey Cove · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Osprey Cove differs from most Estero sales in six ways: 328 near-identical two-bedroom condos compete on the same streets, five recorded condominium declarations sit under one operating association since a 2011 merger, the building you own decides your declaration and your parking, the monthly fees are not published, the four-story buildings face structural-reserve rules, and the community has no CDD and sits in FEMA Zone X.
Osprey Cove was built in 2006 and holds 328 condominium homes in ten residential buildings on 29.8 acres, plus a 5,076 square foot clubhouse. Every home is two bedrooms and two baths on the county roll, in six plans from 1,121 to 1,524 square feet. For a seller that is a strength and a warning: your comparable set is always inside the community, and so is your competition.
Terrace I, Terrace II, Terrace III, Terrace IV and Veranda I at Osprey Cove are five recorded condominium declarations. On January 5, 2011 the five condominium corporations merged into Osprey Cove Master Association, Inc., which is the only operating association and board today; the declarations still define each building group's units and common elements. The building you own tells you which declaration governs your unit.
Osprey Cove is a condominium community, so Chapter 718 of the Florida Statutes governs the condominium associations. The HOA disclosure summary in section 720.401 does not apply to an association regulated under chapter 718, while sections 718.503 and 718.116 do. Both are covered below, in the disclosure and estoppel sections.
The community has no Community Development District, so there is no CDD bond assessment on top of the association fees. It sits entirely in FEMA flood Zone X, outside the Special Flood Hazard Area, on panel 12071C0579G effective November 17, 2022. Buyers comparing Estero communities ask about both, and a listing that says so in its first paragraph answers the question before it is asked.
The eight Terrace buildings, 304 homes, have assigned carports. The two Veranda buildings, 24 homes, have a one-car garage. That split is a real price factor, and it belongs in your listing headline.
The association runs a lease application process, and each condominium's declaration governs leasing and sale approvals. We start that paperwork early so it never decides your closing date.
Osprey Cove is a 328-home, gated two-bedroom condominium community with no CDD, so your next step depends on which side of the table you are on. If you own here, get a free Osprey Cove home valuation or call Jesse direct at (239) 898-6072. If you are buying, start your Osprey Cove home search with Marc or call Marc at (239) 287-5873. For the wider picture, read our guides to selling a home in Estero and buying a home in Estero.
Osprey Cove is a workable place to sell right now only for an owner who prices to the current record. The Southwest Florida MLS shows 14 closings in the 12 months to September 29, 2026, at a $219,000 median and 168.5 median days on market, and three listings were active on September 29, so buyers are patient and sellers are rewarded for price, not for hope.
Data updated: October 2026
Window (MLS closings, counted back from September 29, 2026) | Closings | Median sold price | Median $ per sq ft |
|---|---|---|---|
Last 12 months | 14 | $219,000 | $177.76 |
Last 24 months | 27 | $225,000 | $182.63 |
Last 36 months | 36 | $242,500 | $193.52 |
Last 60 months | 85 | $262,500 | $219.24 |
Source: Southwest Florida MLS (Matrix), Residential, Estero map areas, closed sales through September 29, 2026, pulled September 29, 2026. The windows are cumulative, so each longer window includes the shorter ones.
The medians tell one story: the longer the look-back, the higher the price. The most recent 12 months reflect a market that has adjusted to higher condo insurance and assessments, tighter lending and more time to sell, and sellers who price to the older, higher windows wait longer.
On September 29, 2026, three Osprey Cove homes were listed for sale at a median asking price of $249,900. Against 14 closings in 12 months, roughly 1.2 a month, that is about 2.6 months of supply on the MLS pace. That is a small number, but it comes from a thin sales pace, so a single new listing changes it. Read it as a guide, not a promise.
The median Osprey Cove closing sold at 90.9% of its final list price after a median of 168.5 days on market in the last 12 months, per the same MLS pull. Eight of the 14 closings took 167 days or longer, five took 46 days or fewer and one took 55. The gap between them was price, condition and presentation, not the calendar.
The honest read is that 2026 is a price-and-condition market. Waiting for the $270,000 median of months 25 to 36 to return is a forecast, not a plan. Pricing your unit to the last six to twelve months of sales for its own floor plan, presenting it well and having the association documents ready is a plan, and it is the plan we build with every Osprey Cove owner.
If you are weighing a sale this season, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Osprey Cove condos sold for a $219,000 median in the latest 12 months, $245,000 in months 13 to 24, $270,000 in months 25 to 36 and $277,000 across months 37 to 60, per the Southwest Florida MLS. The peak sits three to five years back, and today's median is the lowest of the four bands.
Data updated: October 2026
MLS window (closings) | Closed | Median sold price | Median $ per sq ft | Lowest to highest |
|---|---|---|---|---|
Latest 12 months (months 1 to 12) | 14 | $219,000 | $178 | $190,000 to $257,600 |
Months 13 to 24 | 13 | $245,000 | $195 | $215,000 to $300,000 |
Months 25 to 36 | 9 | $270,000 | $234 | $255,000 to $325,000 |
Months 37 to 60 | 49 | $277,000 | $227 | $228,000 to $325,000 |
Source: Southwest Florida MLS (Matrix), closed sales, pulled September 29, 2026; each row counts closings in that band only. Medians computed from the individual closings.
Those bands show a community that sold at a premium in the 2021 to 2023 cycle, then reset. The reset tracks the forces in every Florida condominium market: insurance and assessment costs that buyers now price in, and more listings competing for the same seasonal buyers. It does not mean the community lost what makes it attractive. It means the price a buyer will pay for a 2006-built two-bedroom without updates has come down toward the plain, original unit.
The median price per square foot of living area was $178 in the latest 12 months, $195 in months 13 to 24, $234 in months 25 to 36 and $227 in months 37 to 60. Per square foot is a useful yardstick here, but the MLS living area does not always match the county roll, so we always say which measurement a number is built on.
We use the older windows to understand where buyers were willing to pay, and the latest 12 months to set your price. A unit that is a plain original example is priced to the current record; a unit with a real renovation, impact glass and a documented roof and air conditioning file is priced above it, and we show a buyer why with matching sales.
The recent Osprey Cove sales that matter most to your price are the closings of your own floor plan over the last six months, because a 1,121 square foot home and a 1,417 square foot home trade on different ladders. With 14 closings in 12 months, we list every one of them below rather than lean on a median alone.
Data updated: October 2026
Closed | Beds/baths (MLS) | Living area (sq ft) | Sold price | Days on market |
|---|---|---|---|---|
09/22/26 | 2+Den/2(0) | 1,417 | $257,600 | 8 |
08/07/26 | 2 Bed/2(0) | 1,232 | $225,000 | 262 |
07/29/26 | 2 Bed/2(0) | 1,232 | $220,000 | 287 |
06/24/26 | 2+Den/2(0) | 1,418 | $225,000 | 55 |
04/16/26 | 2 Bed/2(0) | 1,121 | $215,500 | 170 |
04/13/26 | 2+Den/2(0) | 1,302 | $190,000 | 211 |
03/31/26 | 2 Bed/2(0) | 1,154 | $212,000 | 14 |
03/09/26 | 2 Bed/2(0) | 1,154 | $215,000 | 212 |
02/20/26 | 2+Den/2(0) | 1,418 | $223,700 | 19 |
01/22/26 | 2+Den/2(0) | 1,302 | $230,000 | 178 |
12/30/25 | 2+Den/2(0) | 1,418 | $215,000 | 43 |
10/31/25 | 2 Bed/2(0) | 1,232 | $218,000 | 46 |
10/29/25 | 2 Bed/2(0) | 1,232 | $245,000 | 322 |
09/30/25 | 2 Bed/2(0) | 1,232 | $200,000 | 167 |
Source: Southwest Florida MLS (Matrix), closed sales, pulled September 29, 2026. Beds and baths are as the MLS records them; living area is the MLS figure and can differ from the Lee County roll.
MLS bed and bath count | Sales, 12 months | Median sold price | Median living area (sq ft) | Median $ per sq ft |
|---|---|---|---|---|
2 Bed/2(0) | 8 | $216,750 | 1,232 | $183 |
2+Den/2(0) | 6 | $224,350 | 1,418 | $158 |
Source: Southwest Florida MLS (Matrix), the 14 closings in the 12 months to September 29, 2026, grouped by the MLS bed and bath field. Medians computed from the individual closings.
Two Osprey Cove homes with the same 1,232 square foot MLS living area closed 29 days apart in the fall of 2025: one on September 30, 2025 at $200,000 after 167 days on market, and one on October 29, 2025 at $245,000 after 322 days. That is a $45,000 spread on the same MLS size. The lesson is that the day count and the price tell different stories, and a buyer reads both.
The highest closing of the last 12 months was $257,600, a 1,417 square foot two bedroom plus den that closed on September 22, 2026 after 8 days on market from a $297,000 list price. The lowest was $190,000, a 1,302 square foot two bedroom plus den that closed on April 13, 2026 after 211 days. A spread from $190,000 to $257,600 is why a community median is a starting line, not a price.
Lee County's recorded, qualified sales show 13 Osprey Cove resales in the 12 months to the county index of September 27, 2026, at a $218,000 median, with no builder-direct sales, because the community has been fully built since 2006. The county count sits beside the MLS count of 14 with its own denominator.
Data updated: October 2026
Window | County qualified resales | County median | County range | MLS closings | MLS median |
|---|---|---|---|---|---|
Last 12 months | 13 | $218,000 | $190,000 to $245,000 | 14 | $219,000 |
Last 24 months | 33 | $225,000 | $180,000 to $400,000 | 27 | $225,000 |
Last 36 months | 39 | $245,000 | $180,000 to $400,000 | 36 | $242,500 |
Last 60 months | 100 | $265,000 | $180,000 to $400,000 | 85 | $262,500 |
Sources: Lee County Property Appraiser sales data, DOR-qualified improved sales (sale codes 01 and 02), regex OSPREY COVE matching 332 parcels against the 328 homes the community reports, index built September 27, 2026, newest recorded sale August 7, 2026; Southwest Florida MLS (Matrix), pulled September 29, 2026. The two sources use different denominators and cut-offs, so counts will not match exactly.
The county and the MLS counts differ by one in the latest 12 months, and the medians differ by $1,000. That agreement tells you the MLS captures the resale market here. In the longer windows the county count runs higher than the MLS count, and we do not reconcile the difference parcel by parcel, so we show both with their own denominators. Because there are no builder-direct sales in the window, the MLS is a fair record of the current market.
A buyer's appraiser and lender use recorded sales, and the MLS shows days on market and list price that the county cannot. Showing both lets you see the same market twice and shows why your listing price has to work against both.
Osprey Cove sellers meet buyers who want one of the lowest entry prices among gated Estero condominiums and accept a two-bedroom-only plan, while sellers at Villagio at Estero meet buyers who want a larger coach-home community with a Town Center, garages and a bundled fee. Both are gated condominiums with no CDD.
Data updated: October 2026
Decision point | Osprey Cove | Villagio at Estero |
|---|---|---|
Home type and count | 328 two-bedroom, two-bath condominiums in ten residential buildings | 514 attached coach home condominiums, one to three bedrooms plus den |
Era built | 2006 | 2004 to 2006 |
Legal form | Chapter 718 condominiums: five declarations, one association since the 2011 merger | Chapter 718 condominium, one association |
Monthly fee | Not published on any official source we could reach | About $580 per month, listing sourced and date sensitive |
Parking | Carport on 304 homes, one-car garage on 24 | Private garage, per the Villagio page |
MLS closings, last 12 months | 14 | 31 |
Median sold price, last 12 months | $219,000 | $270,000 |
Median price per sq ft, last 12 months | $178 (from $177.76) | $190 (from $189.60) |
Median days on market | 168.5 | 88 |
Median sold-to-list | 90.9% | 96.2% |
Active listings, September 29, 2026 | 3 | 8 |
Months of supply | 2.6 | 3.1 |
CDD | No CDD | No CDD |
Flood zone | FEMA Zone X, panel 12071C0579G | Zone AE at the building points tested on FEMA's flood layer (see our Villagio at Estero page) |
Age restriction | Not stated on our page | None, all ages |
Source: Southwest Florida MLS (Matrix), both communities from the same pull of September 29, 2026; fees and facts from each community's page on our site.
The Villagio at Estero buyer is comparing a larger amenity center and a bundled fee against your lower price. Sellers here win on price, on Zone X and on the absence of a CDD, and lose when they ask Villagio-level money: Villagio's median closing was $270,000 against $219,000 here, but its median days on market was 88 against 168.5. Most buyers are choosing between two price levels, not two identical products.
Lead with the entry price, Zone X, the gate, the clubhouse and the fact that you have answered the association questions in advance. Read our full Villagio at Estero community guide to see how a nearby buyer thinks.
We price an Osprey Cove condo from the closings of its own floor plan over the last six to twelve months, adjusted for building, floor, parking, condition, updates and view, and we check the number against the county's recorded sales. The list price is set where a buyer's appraiser and lender will agree.
The county roll shows six plans: 1,121, 1,154, 1,302 and 1,417 square feet in the Terrace buildings, and 1,348 and 1,524 in the Veranda buildings. The 1,154 plan is 128 of the 328 homes, so its comparable set is deep; the 1,524 plan exists eight times, so a comparable-sales approach has to reach outside the community.
MLS living area for Osprey Cove closings in the last 12 months was 1,121, 1,154, 1,232, 1,302, 1,417 and 1,418 square feet, while the county roll carries other figures, including 1,417 and no 1,232. We pick one source for a price-per-foot number and say which, because the 1,232 and 1,154 square foot figures differ by 78 square feet, which at $178 per square foot is about $13,900.
Your building decides your association, and the four-story Terrace buildings have elevators and carports while the two-story Veranda buildings have garages. Floor and view inside the building matter too. We show buyers the version of your unit that they value most.
Kitchens, baths, flooring, impact windows and doors, and a documented roof and air conditioning history move the number. Two homes on the same plan can be twenty years apart in condition, so we underwrite your unit, not the community average.
A condo buyer with a mortgage needs an appraisal that supports the contract price. We check your list price against recorded sales that an appraiser can use, so a contract does not fall apart at appraisal.
If a listing draws showings but no offers, the market is telling you the price or the presentation is off. We review feedback and new closings every two weeks and adjust with data.
We promote an Osprey Cove condo with professional photography, a listing that names the building and association, leads with Zone X, the gate and the price, syndication on the MLS and major portals, targeted outreach to our buyer database, and open houses. Regional and out-of-state buyers see it first.
A listing that says "Terrace III, building 6, 8550 Kingbird Loop" tells a serious buyer more than one that says "Osprey Cove." It also tells the buyer's lender which association's paperwork to request.
Neither the master assessment nor the condominium assessment is published on an official source, so the listing states what the seller's estoppel and current budget show, with the date. Buyers who see a documented number trust it; buyers who see a blank assume the worst.
Osprey Cove is heavily seasonal, and roughly 70 percent of homes are not homesteaded. We market to the buyers who actually buy here, through the MLS, our database and video walkthroughs that work before a flight.
Some units sell turnkey furnished, which appeals to seasonal owners and investors who want a move-in ready or rent-ready home. Whether to sell furnished is a per-listing decision that depends on current demand and your buyer pool.
An estate, a divorce, a health change or a tenant in place is sometimes better handled through direct outreach before or instead of a public launch. We show you both paths with numbers.
We negotiate every Osprey Cove contract ourselves, from the first offer to the closing table: price, the inspection response, the association approval window, the estoppel, the closing date and any buyer request for concessions. A condo contract has more moving parts than a house contract, and each one is a place to protect your net.
We read each offer against your net sheet, not just the price: financing type, deposit, approval timing and the closing date. In a market where the median closing reached 90.9% of the final list price, we counter on the terms that matter to you.
An inspection request on a condo covers the unit's interior, air conditioning, water heater and windows, not the building's exterior or roof, which the condominium association maintains. We answer requests with quotes and a strategy, not reflexes.
We order the estoppel early, coordinate the buyer's application with the associations and confirm dates with the title agent, so an approval does not become the reason a closing slips.
Since August 17, 2024, buyer-broker compensation offers cannot be advertised on the MLS, and commissions are negotiable. Sellers may still offer buyer concessions, such as a contribution toward closing costs, on the MLS. We explain the options and their net effect before you decide.
Selling an Osprey Cove condo costs the listing commission you negotiate, the deed documentary stamp tax at $0.70 per $100, the owner's title policy that Lee County sellers customarily pay, the estoppel certificate fee capped by statute, a municipal lien search, settlement fees and a property tax proration credited to the buyer.
Line item | Who customarily pays in Lee County | Amount or basis |
|---|---|---|
Listing commission | Seller | Negotiable; there is no set rate |
Buyer-agent compensation, if offered | Seller, optional and off-MLS | Negotiable |
Deed documentary stamp tax | Seller | $0.70 per $100 of price |
Owner's title insurance policy | Seller | Promulgated rate: $5.75 per $1,000 to $100,000, then $5.00 per $1,000 to $1,000,000 |
Condominium estoppel certificate | Seller | Up to $299; plus $119 if expedited; plus $179 if the account is delinquent |
Title search and settlement fee | Varies by who selects the closing agent | Commonly $500 to $1,500 for settlement, and $150 to $500 for search |
Municipal lien search | Seller, customarily | Commonly $100 to $250 |
Property tax proration | Credit from seller to buyer | Seller's days of the year divided by 365, times the annual tax |
Deed recording | Buyer | About $18.50 to $35.50 for a two to four page deed |
Sources: Florida Department of Revenue documentary stamp tax page; Florida Administrative Code Rule 69O-186.003; section 718.116, Florida Statutes; section 28.24, Florida Statutes; our shared Florida cost-of-selling research. The contract controls over custom.
At a $219,000 sale price, the deed stamp tax is 2,190 units at $0.70, or $1,533. The promulgated owner's policy premium is $575 on the first $100,000 plus $595 on the remaining $119,000, or $1,170. The estoppel is capped at $299 for a current account, and since the 2011 merger one association issues it. Those three statutory lines total $3,002 before commission, settlement, lien search and the tax proration. Every commission figure is a negotiated number, not a rate we or anyone sets.
At $250,000 the deed stamp tax is $1,750 and the owner's policy about $1,325, with the same $299 estoppel, for a statutory subtotal of $3,374. Doc stamps scale with price, the estoppel is flat, and the commission is the biggest lever.
We build a net sheet at listing with your real payoff, the associations' actual estoppel fees and the closing agent's quote, so you know your bottom line before you price, not after.
An Osprey Cove seller delivers, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary and reserve study if applicable, and the governance form, under section 718.503(2). The buyer may cancel within 7 days, excluding weekends and holidays, if the contract lacks the required clause. Section 720.401 does not apply to a chapter 718 association.
Section 718.503(2) requires a unit owner who is not the developer to comply before the sale. The prospective purchaser is entitled, at the seller's expense, to the declaration of condominium, the association's articles, the bylaws and rules, the annual financial statement and budget, the inspector-prepared summary of any milestone inspection, the most recent structural integrity reserve study or a statement that none has been completed, and the Frequently Asked Questions and Answers document. The purchaser is also entitled to a governance form from the state.
Every resale contract must carry, in conspicuous type, either a clause acknowledging delivery of the documents more than 7 days before signing, or a clause making the agreement voidable within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the documents. Any purported waiver has no effect, and the right ends at closing.
Section 720.401 requires an HOA disclosure summary, but its subsection (2) says it does not apply to associations regulated under chapter 718. Since the 2011 merger, Osprey Cove Master Association, Inc. operates all five condominiums under chapter 718, which is the regime that applies: your closing agent or attorney confirms which documents apply, and this page is information, not legal advice.
Section 689.261 requires a property tax disclosure summary at or before contract on residential sales, and Florida's Johnson v. Davis decision makes a seller disclose known facts that materially affect value and are not readily observable. For a 2006-built condo that can include water intrusion, past leaks and assessment history. We walk you through what to disclose before you list.
We recommend ordering the resale package and the estoppel at listing, not at contract. It starts the buyer's 7-day clock earlier and shows the buyer's lender a clean file.
An Osprey Cove condominium association must issue an estoppel certificate within 10 business days after a written or electronic request, at a fee capped by statute, and the master association runs its own application process. We order it early so it never decides your closing date.
Under section 718.116(8), the estoppel lists the regular assessment, what is paid through and due next, an itemized list of amounts owed, whether a capital contribution, resale or transfer fee is due, any open rule violation, and other required items. It is valid for 30 days, or 35 if sent electronically, and if the sale does not close the fee must be refunded within 30 days of a written request.
The standard fee is up to $299 for a current account, plus $119 if delivered within three business days, plus $179 if the account is delinquent, per the 2024 amendments. The exact estoppel and application amounts are not published, so we obtain them from the association.
The association's application process refers to the condominium declarations; confirm any application fee in the current materials. We prepare your side of the file and coach your buyer's agent on the timeline, and we confirm the current sale and lease approval rules in your recorded documents.
An Osprey Cove buyer pays the association assessment for the unit's building group, plus an HO-6 owner policy, electricity and property taxes. There is no CDD and no club membership. The assessment is not published on an official source, so the buyer's number comes from the estoppel and the budget.
Association assessments in a Florida condominium like this customarily bundle building exterior maintenance, roof reserves, landscaping, pest control, the shared amenities and often water, sewer and a bulk cable or internet agreement. Listings for Osprey Cove commonly reference water, cable and insurance as included, and assessments can differ by building group under the five declarations, so we confirm the inclusion list against your building's budget.
There is one association in this community and its assessment is not published, so a portal that shows one figure is showing you a stale or unsourced number. We show buyers the documented figure from your estoppel with its date.
Osprey Cove is in Lee County taxing authority 315, and the 2025 adopted total was 13.0924 mills, and the 2026 proposed total is 12.9934 mills on the county's 2026 tax notice. On a sample unit's 2026 value of $185,838 with no homestead exemption, 12.9934 mills is about $2,415 in 2026 ad valorem tax. The Save Our Homes cap resets at closing, so the buyer's bill is not your bill.
Because Osprey Cove has no CDD, there is no separate CDD assessment on the buyer's tax bill. For buyers comparing communities, that is a real difference in monthly carrying cost.
Florida's condo safety laws help an Osprey Cove sale when the paperwork is ready and hurt it when it is not. The eight four-story Terrace buildings are covered by the milestone inspection and structural integrity reserve study rules; the two two-story Veranda buildings are exempt. All ten were completed in 2006, so the default 30-year milestone trigger falls around 2036.
Section 553.899 sets milestone inspections for residential condominium buildings three or more habitable stories, by default at 30 years from the certificate of occupancy. Section 718.112(2)(g) requires structural integrity reserve studies for associations with such buildings, at least every 10 years, and since budgets adopted on or after January 1, 2025 the reserves for the covered components cannot be waived by owner vote.
Terrace I, II, III and IV, eight buildings of four stories, are covered. Veranda I, two buildings of two stories, is exempt from both. A unit number's leading digits identify the building, so we can tell you from your unit number which rule applies to you.
Buyers and their lenders ask three questions on any Florida condo: is there a completed reserve study, has there been a special assessment, and what is the master insurance. Insurers and lenders ask for the study and the milestone status, so a Terrace seller with a completed, filed and funded study has a selling point. The Florida Department of Business and Professional Regulation keeps a reporting database where a buyer can look up the specific association.
A seller who hands over the reserve, insurance and assessment history at listing removes the top reason a condo buyer hesitates. That is often worth more than a price cut.
Osprey Cove sits entirely in FEMA flood Zone X and in Lee County hurricane evacuation Zone B, inland at a median site elevation of 15.4 feet, and we found no public report of flooded buildings at Osprey Cove in Hurricane Ian (2022) or Milton (2024). Absence of a report is not proof of no damage, so we ask the association for its claim history.
The governing map is FIRM panel 12071C0579G, effective November 17, 2022, and the community is outside the Special Flood Hazard Area. For a federally backed mortgage on a home outside that area there is no federal mandatory flood insurance requirement, though a lender or association may still require coverage. We confirm the effective zone for your address on the FEMA Map Service Center before we list.
Lee County's evacuation zone layer places Osprey Cove in Zone B, surge zone 2, not the Zone A that covers the coastal edge of the county. Zone B is evacuated for larger storms, not for every storm.
No association or county source publishes a community-level damage figure for Osprey Cove, so we do not publish one. Ground elevation ran from 11.2 to 18.4 feet in Lee County's 2018 survey, and the buildings were permitted under a post-2001 Florida Building Code wind regime.
Each condominium association carries the master building policy for its buildings, and owners carry an HO-6. Buyers ask about impact glazing, roof age, wind mitigation reports and hurricane deductibles, so we collect the answers for your building before we list.
The rules that affect an Osprey Cove sale are the leasing policy, the sale and lease approval process, the pet policy and the associations' use rules, all in the recorded condominium documents. Leasing runs through an association application, and the substantive limits live in your building's own declaration, which we confirm.
Roughly 70 percent of Osprey Cove homes are not homesteaded, and the community is rental-active. Rental closings and rents will be added from the next Southwest Florida MLS rental pull. We do not rely on marketing copy for minimum lease terms or lease caps; we pull the current recorded rule for investor buyers.
Osprey Cove is reported to permit two pets up to 25 pounds each. Pet rules live in each condominium's recorded documents, so we pull the current policy for any buyer for whom pets decide the purchase.
Every buyer and tenant applies through the associations. We coordinate the applications so the approval does not become a delay.
Selling a Terrace condo differs from selling a Veranda home because they are different products: a four-story elevator building with a carport against a two-story carriage-home building with a one-car garage and the two largest plans. There are 304 Terrace homes and 24 Veranda homes, so a Veranda seller is selling into a thinner and less substitutable pool.
Terrace I through IV hold 304 homes in eight four-story buildings, with assigned carports and, per listings, owner storage rooms. Buyers here are often seasonal owners, first-time buyers and investors weighing assessments against rent.
Veranda I holds 24 homes in two two-story buildings of twelve, at 8500 and 8530 Kingbird Loop, with a one-car garage and plans of 1,348 and 1,524 square feet. Twenty-four of 328 is 7.3 percent of the community, and only a handful trade in a normal year.
The 1,154 square foot plan is 128 of the 328 homes, nearly four in ten. If you own it, you have 127 direct comparables inside the community and pricing discipline matters more than anywhere else.
An Osprey Cove condo took a median of 168.5 days on market to close in the 12 months to September 29, 2026, with individual closings ranging from 8 to 322 days. Add the approval window and the closing period, and plan on six to eight months from listing to the closing table unless the price is right on day one.
Data updated: October 2026
Stage | What happens | Typical timing |
|---|---|---|
Preparation | Documents, photography, staging, estoppels ordered | 1 to 3 weeks |
Days on market | Median for the last 12 months | 168.5 days |
Contract to approval | Applications, screening | 1 to 3 weeks |
Contract to closing | Inspection, financing, title | 30 to 45 days |
Timelines other than days on market are our planning ranges, not recorded data.
Correct first pricing, a documents file ready at listing, and a unit that shows well. The one closing in the last 12 months that took 8 days on market was the highest-priced sale of the year, which shows how the market rewards a unit that is ready.
Southwest Florida's seasonal buyers are most active from late fall through spring, and with roughly 70 percent of Osprey Cove homes non-homesteaded, this community's buyer pool is unusually seasonal. A unit that is photographed and live by early winter meets them on the first tour.
Prepare an Osprey Cove condo by gathering the documents a buyer's lender will ask for, fixing what an inspector will find, and staging the light and space. Spend money only where buyers pay for it: paint, flooring, lighting, a clean, decluttered interior and, where it applies, documentation of impact glazing and the roof.
Assemble your declaration and amendments (recorded at the Lee County Clerk), the current budget, the rules, the most recent reserve study if you are in a Terrace building, any special assessment notices from the last three years and your unit's upgrade paperwork.
Have the air conditioning serviced, check the water heater age, test the windows and doors, and address active leaks. A clean inspection report shortens negotiation.
Lighting, decluttering, neutral paint and clear floor space beat expensive renovations. In a community of near-identical plans, condition is the main differentiator, and we tell you which upgrades are worth doing.
Each case changes the marketing. A tenant-occupied sale needs lease documents and notice, a furnished sale needs an inventory, and a lease survives the sale. We plan each with you.
Your Osprey Cove listing should lead with what buyers can verify: a gated condominium community in the Village of Estero, FEMA Zone X, no CDD, a 5,076 square foot clubhouse with a heated pool, and a location 3.6 road miles from I-75 and 4.1 from Coconut Point. Each claim should be specific and checkable.
Osprey Cove is 3.6 road miles from I-75 at Corkscrew Road, Exit 123, 4.1 from Coconut Point, 4.6 from Florida Gulf Coast University and 12.9 from Southwest Florida International Airport. It is inland, so the Gulf beaches are a drive: Bonita Beach Park is 11.5 road miles.
The clubhouse at 8510 Kingbird Loop is 5,076 square feet of heated area, built in 2006. Consistently reported amenities include a heated pool and spa, a fitness room and a billiards room, and we tell buyers plainly that the community has no golf, marina, beach club or on-site dining.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for Estero addresses, and Lee County uses proximity and choice assignment, with Osprey Cove in proximity zone Q for the 2025/26 and 2026/27 school years. A listing states the Village's list and tells buyers to confirm the zone for the address.
Never write anything about who should live in the community. Describe the home and the amenities, and let buyers decide.
Osprey Cove owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from sales of your own floor plan, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: October 2026
You receive the recent closings of your plan with dates, a per-square-foot analysis, the live competition with price histories, your unit's position on its plan's ladder with the reasons, the association costs your buyer will underwrite, and a recommended list price with a defensible range. Request it through the McGreevy and Comisar valuation form; a dedicated Osprey Cove valuation guide follows on its own page.
In a community where recent closings ran from $190,000 to $257,600, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to sell this season or 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 address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Osprey Cove sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 328-unit condominium community of near-identical homes rewards plan-level pricing and a resale package ready on day one. In the last 12 months, same-size units closed $45,000 apart.
Data updated: October 2026
If you are searching for the best Osprey Cove listing agent, or thinking, "I need to sell my condo in Osprey Cove," here is the short version of everything above. We place your condo on its own ladder of recorded sales. We build the documents file (resale package, estoppels, reserve and insurance answers, upgrade records) before the first showing. We market to the seasonal, year-round and investor buyers who actually buy here, and we negotiate every offer ourselves, through the 7-day review and the closing table.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS and county record for your floor plan.
(239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Estero.
List before January if you can. Southwest Florida's seasonal buyers arrive in the winter, and a unit that is photographed, documented and live by early January meets them on the first tour, not the fifth. We look at your unit's own timeline before we recommend a date.
Not automatically, but they are different products. A Veranda home has a garage and one of the two largest plans, and only 24 exist, while a Terrace home has a carport and there are 304. The market pays for the specific unit, so we price against matching closings.
Quote the figure from your current estoppel or budget, say which building you are in and the date of the document, and explain what the assessment covers. Never repeat a number from a portal.
We recommend it. Section 718.503 gives your buyer 7 days, excluding weekends and holidays, to cancel after signing and receiving the documents. Ordering at listing starts that clock on day one of the contract.
Yes. An estate, a divorce, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database. Less exposure can mean a lower price, and we show you both scenarios with numbers.
Ask each team three things: its comparable set for your floor plan, its explanation of the association assessment, and its plan for the section 718.503 documents. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed Osprey Cove realtor on Google, 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, and we hold the Top 1% Real Estate Agents Nationally Since 2008 recognition on production, not on reviews alone.
★★★★★ "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
Many Osprey Cove owners are seasonal and sell from another state. We manage the unit on site, coordinate with your attorney if you have one, and keep you informed at every step, so the sale does not require a flight.
★★★★★ "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 community of near-identical two-bedroom homes, a listing that sits is usually priced against the wrong comparable or missing the documents a buyer needs. Repricing to the right closings and completing the file is often all it takes.
Osprey Cove specialists matter because the facts that decide a sale here live in documents, not in a listing feed: five condominium declarations under one association since 2011, a unit number that names your building, milestone and reserve rules that apply to four-story buildings only, unpublished assessments, and six floor plans that trade on separate ladders.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and contractors. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Veranda from Terrace numbers, hand the buyer an HOA summary under the wrong chapter, wait until contract to order the resale package, repeat a fee figure from a portal, or say nothing about reserves. None of those mistakes is exotic, and each costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. See our guides to selling a home in Meadows of Estero, selling a home in Lakes of Estero and selling a home in Estero. The nearby condominium community we compare most often is covered in our Villagio at Estero guide.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
As Top 1% Real Estate Agents Nationally Since 2008, we see it often: Osprey Cove sellers buy again in Southwest Florida, sometimes moving up to a larger condo or a single-family home, sometimes moving to a primary residence. We run both sides as one plan, including the timing of two closings, so you are not carrying two homes longer than you choose.
Selling and buying in the same season works best when the contract dates, the approval window and the financing line up. We sequence both closings and tell you where the risk is before you sign.
Some owners move from a Terrace unit to a Veranda garage home, or between buildings. Each move changes your association, your estoppel and your reserve position, which we work through with you.
If your next home is a single-family house, a golf community or a different condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Osprey Cove owners ask these questions before they sell, and each answer is written for a Lee County condominium seller. They cover price, timing, the resale documents, the estoppel, disclosure, costs and the choices around renting, estates and preparation.
Data updated: October 2026
Your condo's value depends on floor plan, building, condition, upgrades and current inventory. The MLS median in the last 12 months was $219,000, with closings from $190,000 to $257,600, and the only reliable answer for your unit is an address-specific analysis. Call Jesse McGreevy at (239) 898-6072 for a complimentary valuation.
In the 12 months to September 29, 2026, 14 condos closed on the Southwest Florida MLS at a $219,000 median and a median $178 per square foot. Lee County's recorded qualified resales show 13 at a $218,000 median over the same 12 months.
The 14 closings in the last 12 months, from September 30, 2025 to September 22, 2026, ranged from $190,000 to $257,600 and are listed in the table above with beds, living area, sold price and days on market. We provide the closings most relevant to your unit in your listing consultation.
The median was 168.5 days on market in the last 12 months, with closings from 8 to 322 days. Correctly priced units move faster than overpriced ones, and we build a realistic timeline into your listing plan.
The MLS shows 3 active listings and about 2.6 months of supply, but a slow pace and a 90.9% median sold-to-list. Price and condition decide the result. We read the current absorption and give you a straight answer about timing.
McGreevy and Comisar combine two decades of local Estero knowledge with the #1 Team in Southwest Florida since 2012 record and national top tier production, recognized as Top 1% Real Estate Agents Nationally Since 2008. Jesse McGreevy has lived in Estero since 2003.
Commission is negotiable and is agreed in your listing agreement; there is no set rate. We are transparent about our fee and about the value it buys, from professional marketing to association process management. Call Jesse at (239) 898-6072 to discuss your situation.
Yes. Since the NAR settlement took effect on August 17, 2024, commissions are explicitly negotiable. What matters more than the number alone is the net result, and we are glad to walk through the math.
Price against real closings of your floor plan, have the association package in hand before day one, present the home well, and reach the full buyer pool from day one. Overpricing is the single biggest cause of a slow sale.
Read your unit number. Units numbered 1xx and 2xx are Terrace I, 3xx and 4xx are Terrace II, 5xx and 6xx are Terrace III, 7xx and 8xx are Veranda I, and 9xx and 10xx are Terrace IV. The leading digits name the building, not the floor, and every seller should know this before listing.
Turnkey furnished homes appeal to seasonal owners and investors, but whether furnishing helps your sale depends on current demand and your buyer pool. We advise per listing.
Highlight the light, the space and the location. We provide cost-effective staging guidance focused on the improvements that move buyers, and in a community of near-identical plans, condition is the main differentiator.
Veranda units have a garage and the two largest plans, but only 24 exist, and they trade rarely. We position your unit to the buyers most likely to pay a premium for it and price it against matching closings.
Kitchens, baths, flooring and impact windows tend to return the most, but the highest return depends on what current buyers pay for. Structural or exterior work generally does not, because that is the association's responsibility. We tell you which upgrades are worth doing before you list.
Buyers weigh the assessments against what they cover. Because the assessment is not published, buyers rely on your estoppel and budget, so a documented, current number protects your price.
Assessment history or reserve status affects buyer confidence and financing. A disclosed, quantified and funded assessment is a negotiable line item, and an undisclosed one discovered in diligence is a deal-killer. We assemble the association's documents up front.
Yes, if you are in a Terrace building. Buyers and their lenders increasingly ask, and insurers condition coverage on compliance, so a completed and funded study is a selling point and a missing one is a negotiation lever for the buyer.
Buyers and tenants complete the applications the associations require, with screening as your recorded documents provide. We prepare your side of the paperwork so a qualified buyer moves through approval quickly.
The association runs a lease application process, and each condominium's declaration governs sale and lease approvals. We manage the estoppel and the applications so approval timing does not slow your closing.
An automated estimate applies a generic algorithm that cannot see your building, floor plan or upgrades. Our comparative market analysis is built by hand from real closings of your plan. The difference in accuracy is often significant.
Selling on your own means handling pricing, marketing, negotiation, association paperwork and closing coordination alone, often for a lower net. In a community with 327 near-identical competitors, doing it without representation usually costs more than the commission, and we will not pretend to be neutral about that.
Your net depends on the sale price, payoff, commission, estoppels and prorations. We build a detailed net sheet up front so you know your bottom line before you list.
An estoppel certificate is the association's written statement of what is owed on your unit. Section 718.116 requires the association to issue it within 10 business days of a request, caps the fee and sets its 30-day life. We order it early and build the cost into your net sheet.
Yes. Under Johnson v. Davis, a seller who knows of facts that materially affect value and are not readily observable must disclose them. For a 2006-built condo that can include past water intrusion or assessment history.
Section 689.261 requires a property tax disclosure summary for residential sales telling the buyer that property taxes can change after a sale and that the seller's current bill should not be assumed. It goes in the contract and in every listing package we prepare.
In Lee County the seller customarily pays for the owner's title insurance policy, so we include it on your net sheet. Customs can be negotiated in the contract, and the contract controls.
The recorded declaration and amendments, the current budget, the rules, the latest reserve study if you are in a Terrace building, and any special assessment notices from the last three years. Add your floor plan, building, upgrade paperwork and the insurance summary.
Florida charges $0.70 per $100 of consideration on the deed, customarily paid by the seller. At a $219,000 price that is $1,533, using the Florida Department of Revenue method of rounding up to the next $100.
No for the five condominium associations: section 720.401(2) says it does not apply to associations regulated under chapter 718, and the condominium resale documents in section 718.503 apply instead. The association operates all five condominiums under chapter 718 since the 2011 merger; your closing agent confirms the package. This is information, not legal advice.
Osprey Cove is rental-active, but leasing runs through a master association application and each declaration's rules. Minimum lease terms, leases per year and any waiting period are set in the recorded documents, so an investor buyer should confirm the current rule.
Usually yes, though the lease survives the sale and narrows your buyer pool to investors. We model both scenarios before you list.
It helps. Osprey Cove is in FEMA Zone X on panel 12071C0579G, outside the Special Flood Hazard Area, and buyers weigh that in their insurance cost. We verify the zone for your address before listing.
Buyers ask about it. Osprey Cove is inland, in Zone X and evacuation Zone B, and no community-level damage figure is published, so we prepare a clear factual answer without inventing one.
We price against plan-matched closings rather than a community median, because the plans run from 1,121 to 1,524 square feet. Building, floor, condition and upgrades then adjust the number.
The buyer's bill is based on the property's assessed value after the sale and the buyer's own exemptions, not on what you paid. Your homestead exemption and Save Our Homes benefit do not transfer to the buyer.
It ends with the sale. Florida portability may let you carry your accrued benefit to a new Florida homestead, and you should confirm the mechanics with the Lee County Property Appraiser.
That depends on whether it was your primary residence, a second home or an investment, and on your basis and holding period. We are not tax advisors, and we coordinate with your CPA and provide the closing documentation they need.
No. A large share of Osprey Cove owners are out of state, and Florida permits remote closing including remote online notarization. We handle out-of-state sellers routinely.
Preparation and documents, a listing with photography and marketing, offers and negotiation, contract with the 7-day condo review, inspection, association approvals and estoppels, financing and appraisal, then closing. We coordinate every step.
We review the feedback and the new closings and adjust price, presentation or terms. A listing that draws showings but no offers is telling you the price or presentation needs work, and we tell you which.
Osprey Cove sellers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every recorded closing inside the community, prepares the condominium paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the Estero Parkway corridor. Learn more about our team.
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 lived in Estero since 2003.
McGreevy and Comisar is a top-reviewed Osprey Cove realtor; read verified reviews on Google. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about McGreevy and Comisar.
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 in Osprey Cove? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Osprey Cove facts on this page rest on primary sources: Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes and agencies, FEMA and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Osprey Cove sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that are not public and the office that holds them.
Document | What it proves | Official authority |
|---|---|---|
Florida Statutes 718.503 | The documents a reselling unit owner must deliver and the buyer's 7-day, non-waivable cancellation right | |
Florida Statutes 718.116 | What the estoppel certificate must state, its fee caps and its 30-day life | |
Florida Statutes 718.112 | Condominium reserves and the structural integrity reserve study | |
Florida Statutes 553.899 | The milestone inspection rule for buildings of three or more habitable stories | |
House Bill 913 (2025) | The 2025 amendments to the milestone and reserve study framework | |
Florida Statutes 720.401 | That the HOA disclosure summary does not apply to a chapter 718 association | |
Florida Statutes 689.261 | The property tax disclosure summary that goes into a residential contract | |
Documentary stamp tax overview | The $0.70 per $100 rate on deeds | |
2024 House Bill 979 staff analysis (PDF) | The estoppel fee caps of $299, $119 and $179 | |
Real property sale qualification codes (PDF) | What sale codes 01 and 02 mean when we count county sales | |
Lee County 2026 TRIM notice (look up any Osprey Cove unit) | The 2025 adopted and 2026 proposed millage lines for district 315 | |
Lee County Hurricane Evacuation Zone B (PDF) | The evacuation zone covering Osprey Cove | |
Lee County Find My Flood Zone map | Parcel-level flood zone lookup; the governing FIRM panel is 12071C0579G | |
Florida DBPR SIRS Reporting Database | Whether a given Terrace association has filed its structural integrity reserve study | |
Declarations of Condominium, Terrace I (2005000193277), Terrace II (2006000049041), Terrace III (2006000229707), Terrace IV (2006000343054) and Veranda I (2006000243060) | Leasing, pet, approval and maintenance rules for each building group | Lee County Clerk of Court official records, searched by instrument number |
Osprey Cove Master Association, Inc. corporate record, document N05000001402 | The master association's filing status | Florida Division of Corporations (Sunbiz), searched by document number |
Current budgets, reserve schedules, insurance summaries and rules | Assessments, reserves, any special assessment and coverage | Each condominium association and the master association; also in the resale package |
Estoppel certificates | Balances owed, any capital contribution or transfer fee, and other required items | Ordered from the association |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.