Estero, Florida
328 near-identical condos across five associations. We price by floor plan, lead with Zone X, and have your estoppel in hand before your first showing.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Selling a home in Osprey Cove means competing against 327 nearly identical two-bedroom condominiums on the same two streets. Price alone does not win that fight. What wins is removing every unknown a buyer has about your building, your association and your carrying cost before they ever call, and that is exactly how we list here.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and have led the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.
Osprey Cove is a 328-unit condominium community where every home is two bedroom, two bathroom, across six floor plans and five separate condominium associations. Selling well here requires knowing which association your buyer is joining, what their insurance will cost, and why your unit is worth more than the one two buildings over. That is a specialist’s job.
Get your free number in under a minute with the Osprey Cove home valuation tool, then call Jesse direct at (239) 898-6072 for the address-specific figure. If you are still deciding, contact us and we will talk it through with no obligation.
Jesse McGreevy moved to Estero in October 2003 and closed on his first Estero home in January 2004. He still lives in the village. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida, and we represented buyers and sellers in this market through the 2008 collapse, the 2021 surge and everything since.
We do not publish a fabricated closing count for a single 328-unit condominium community, because no honest agent has a large one. What we do publish is the verified evidence base that lets us price and market an Osprey Cove home correctly, and it is the deepest public record of this community in existence.
Source: Southwest Florida MLS via Matrix, filtered to Development = Osprey Cove, trailing 365 days.
Measure | Trailing 12 months |
|---|---|
Closed sales | 13 |
Total dollar volume | $2,834,200 |
Median sold price | $218,000 |
Sold price range | $190,000 to $245,000 |
Median days on market | 170 |
Average days on market | 153 |
Average sale price to original list price | 91.3% |
Median price per square foot | $177 |
Highest-priced sale | 8550 Kingbird Loop #618, $245,000 |
Fastest sale | 8451 Kingbird Loop #336, 14 days |
Active listings today | 5, from $219,000 to $337,000 |
Pending today | 1, at $297,000 in 8 days |
Months of supply | about 4.6 |
In the last 12 months we tracked 13 Osprey Cove closings totalling $2,834,200.
91.3 percent. That is the average ratio of sale price to original list price across all 13 sales. Sellers here gave back nearly nine percent of their asking price on average. The ones who did not are the ones who priced correctly on day one.
170 days. That is the median time on market. Two homes took over 280 days. If you need to be out in ninety days, that changes your pricing conversation completely, and we would rather have that conversation before you list than after.
14 days versus 332 days. The fastest sale in the community closed in 14 days. The highest-priced active listing has now been sitting for 332 days at $337,000, which is $92,000 above anything Osprey Cove has actually achieved in the last year. That listing is not competition. It is a cautionary tale, and right now it is helping the correctly priced listings look reasonable.
Every one of those facts is sourced on our Osprey Cove community guide, and every one of them answers a buyer objection before it is raised.
A buyer who has to discover your association structure during due diligence prices in uncertainty and then asks for a credit. A buyer who arrives already knowing it does not. Removing uncertainty is not a marketing flourish here, it is the single highest-return thing a listing agent can do in a community of near-identical inventory.
In the last 12 months we have watched Estero condominium buyers become materially more diligence-driven, particularly on association reserves and insurance. Sellers who prepared for that sold. Sellers who did not renegotiated.
Osprey Cove values ran from roughly $192,900 at first delivery in February 2006, down to as low as $54,000 in the 2009 to 2011 trough, up to a recorded median near $302,500 in 2023, and back to roughly $220,000 to $270,000 in recorded sales across 2024 to 2026. Sellers today are pricing into a normalised market, not a distressed one and not a frenzy.
Thirteen homes sold in the last year at a median of $218,000, five are active from $219,000 to $337,000, and one is pending at $297,000 after 8 days. At a sales pace of 13 a year against 5 active listings, Osprey Cove is carrying about 4.6 months of supply, which is a balanced market leaning slightly toward buyers.
Measure | 2025 county roll |
|---|---|
Lowest just value | $182,344 |
Median just value | $185,838 |
Highest just value | $251,008 |
Total assessed value, all ten buildings | $64,786,796 |
Assessed value is not market value, and the county roll lags. It is useful here because it covers every home rather than the handful currently listed, which makes it a fair read on the community’s overall position.
That depends on three things specific to you: your plan, your association’s reserve position, and your carrying cost. A 1,524 square foot Veranda home with a garage is one of only eight in the community and behaves like a scarce product. A 1,154 square foot Terrace home is one of 128 and has to be priced with real discipline.
We will not give you a generic yes or no. Call (239) 898-6072 and we will run your actual comparable set.
We price an Osprey Cove home off its plan-matched comparable set, then adjust for floor, view, condition and association, in that order. We do not price off the community median and we do not price off an automated estimate, because both are structurally wrong in a community of six repeating floor plans.
An automated valuation model works from public records and recent sales. In Osprey Cove that means it sees 328 two-bedroom homes of similar size and produces a number clustered around the middle. What it cannot see is which floor you are on, whether you face a lake or a parking court, whether your kitchen is original 2006 or renovated last year, and which of the five associations you belong to. All four of those move real money, and together they are most of the spread between the best and worst price in this community.
One, the plan. We identify which of the six plans you own before we look at a single comparable. If you own the 1,154 plan you have 127 direct in-community comparables. If you own the 1,524 Veranda plan you have seven, and we widen the search rather than mis-price you.
Two, the floor and the building. A top-floor unit in a four-story Terrace building is a different product from a first-floor unit in the same stack, and the county’s own building numbering lets us place every comparable precisely.
Three, the view. Osprey Cove is built around two lakes, so a lake view is common rather than rare here. That is a pricing fact many agents get backwards: the premium is real but it is smaller than in a community with one lake and a handful of frontage units.
Four, condition. In a community of repeating plans, condition is the primary differentiator. We inspect and grade yours against the recent solds rather than assuming.
Five, the association. Your association’s fee level, reserve position and SIRS status all affect what a buyer will pay, because they affect what a buyer will owe.
If your price expectation is above what the evidence supports, we will say so before you list, with the comparable set in front of you. An overpriced Osprey Cove listing does not sit quietly. It becomes the reference point that helps a competitor’s listing sell.
We market an Osprey Cove home by naming the building and the association, leading with the facts that differentiate this community, and putting the association package in a buyer’s hands on day one. Generic condominium marketing does not work where 327 other homes look the same in a photograph.
Full professional photography, aerial and drone imagery of the community and its lakes, floor plan graphics, and video where the home warrants it. Every image and video file we produce is branded and optimised, because media is discoverable content and not just decoration.
A listing that reads “Terrace III, building 6, 8550 Kingbird Loop, 1,154 square foot plan, assigned carport” tells a serious buyer more in one line than a page of adjectives. Buyers searching Osprey Cove are comparing specific things, and we give them the specifics.
Most competing Estero and Bonita Springs condominium listings cannot lead with a Zone X flood position or the absence of a Community Development District. Yours can. A buyer comparing your home to a Zone AE listing at the same price is comparing two different insurance bills, and we make sure they understand that before they compare kitchens.
Estoppel, current budget, reserve position, SIRS status where applicable, and any assessment history. Buyers and their lenders will ask. Having the answers ready on day one prevents the day-twenty renegotiation that costs sellers far more than the effort of assembling it.
Full MLS syndication, our own high-authority property and community pages, targeted digital advertising to the buyer profile that actually purchases here, and email to our qualified buyer database. Our Osprey Cove community guide is a permanent asset that draws buyers to this community continuously, not only when you are listed.
Osprey Cove buyers are seasonal owners, downsizers, first-time buyers, relocating professionals and investors. Roughly 70 percent of the homes here are not homesteaded. We market to that reality rather than positioning a two-bedroom Estero condominium as something it is not.
Timed to the season and to the buyer pool, and only where the specific home benefits. We will tell you when an open house is theatre rather than strategy.
Jesse McGreevy and Marc Comisar negotiate their own listings. Offers on your Osprey Cove home are handled by a principal of the team, not passed to an assistant or a junior agent, and that is a structural difference in a price band where many teams delegate.
As Top 1% Real Estate Agents Nationally Since 2008, Jesse and Marc have negotiated through every market condition Southwest Florida has produced in two decades, including the one that took Osprey Cove values from $264,400 to $73,000 and back.
We know what the buyer’s objection will be before it arrives, because we wrote the community’s fact base. Insurance, association reserves, the carport, the two-bedroom limit. Each has an answer and we have it ready.
We protect the inspection period. Most value is lost after acceptance, not before it. A prepared association package and a documented condition position keep a routine inspection from becoming a second negotiation.
We manage the association approval flow so it does not become a closing-week emergency, at both the master and condominium level.
We are straight with you. If an offer is the best you are going to see, we will tell you. If it is not, we will tell you that too, and we will tell you why.
Selling an Osprey Cove home carries the usual Florida seller costs plus one that is specific to condominiums: the estoppel fee your association charges to certify what is owed on your unit. Brokerage compensation is negotiable and, since the 2024 changes to how buyer representation is compensated, is a term to discuss openly rather than assume.
Cost | Who pays customarily | Notes |
|---|---|---|
Brokerage compensation | Seller, as negotiated | Always negotiable. Post-2024, buyer-agent compensation is a negotiated term rather than an assumption |
Documentary stamp tax on the deed | Seller | Florida state transfer tax on the sale price |
Title and closing costs | By local custom, negotiable | Lee County custom varies by contract form |
Estoppel certificate fee | Seller | Statutory under Florida Statute 718.116(8). Condominium-specific and often forgotten |
Prorated property taxes | Seller, to closing | Based on the current millage of 13.1159 |
Prorated association assessments | Seller, to closing | Both master and condominium layers |
Repairs negotiated after inspection | Negotiated | Reduced substantially by preparing in advance |
We will build you a line-by-line net sheet for your specific unit before you list, so the number you plan around is the number you receive. Call (239) 898-6072.
Start with the instant valuation tool on this page, then call for the real number. An automated estimate cannot see your floor, your view, your renovations or your association, and in Osprey Cove those four factors are most of the price spread.
Use the Osprey Cove home valuation tool for an immediate estimate, or call or text Jesse direct at (239) 898-6072. Confidential conversations welcome, including if you are only testing whether now is the right moment.
No obligation, no pressure, and no charge.
Jesse McGreevy is a top-reviewed Estero realtor. Read the reviews on our Google Business 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
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
An agent who has never sold in Osprey Cove will not know that the leading digit of your unit number is your building, that only 24 homes have garages, or that the fire district on your tax bill is San Carlos Park rather than Estero Fire Rescue. Those are not trivia. They are the details that decide whether a buyer trusts your listing.
They quote the wrong association. There are six associations at Osprey Cove, one master and five condominiums, and a listing that names the wrong one loses buyer confidence immediately.
They price off the community median. With six plans and a 400 square foot spread, the median is not a comparable.
They miss Zone X. It is the strongest single selling point this community has and it goes unmentioned on most listings.
They read the unit number as a floor. Unit 947 is not on the ninth floor. It is in building 9.
They are unprepared for the SIRS question. Buyers ask now, and an agent who cannot answer costs you time and leverage.
Our complete Osprey Cove community guide covers the community from the buyer’s perspective, and our Estero area guide covers the wider village. Both are built to the same evidence standard as this page.
These are the questions Osprey Cove owners actually ask before listing. Answers assume the community’s real structure: 328 near-identical two-bedroom homes across five condominium associations under one master, which changes almost everything about how a sale is run here.
McGreevy and Comisar of Domain Realty Group. Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and over $900 million in personal sales. Call Jesse direct at (239) 898-6072.
The 2025 Lee County roll puts just value across all 328 homes between $182,344 and $251,008, with a median of $185,838. Market value depends on your plan, floor, view, condition and association. Use the Osprey Cove home valuation tool, then call for the real figure.
Price against the correct plan comparable set, have the association package ready on day one, and lead with Zone X and no CDD. In a community of near-identical homes, the listing that removes buyer uncertainty first is the one that transacts first.
Brokerage compensation as negotiated, documentary stamp tax, title and closing costs by local custom, prorated taxes at 13.1159 mills, prorated assessments from both association layers, and the estoppel fee. We will build you a line-by-line net sheet before you list.
Yes. It is a statutory document under Florida Statute 718.116(8) in which your association states exactly what is owed on your unit, the assessment schedule and any pending special assessment. Because Osprey Cove has two association layers, you may need it from both.
Read your unit number. Units 111 to 150 and 211 to 248 are Terrace I. 311 to 348 and 411 to 450 are Terrace II. 511 to 550 and 611 to 650 are Terrace III. 711 to 726 and 811 to 826 are Veranda I. 911 to 950 and 1011 to 1050 are Terrace IV.
No, and this catches people out. The leading digit is the building number, not the floor. Unit 947 is in building 9 at 8490 Kingbird Loop. No building at Osprey Cove exceeds four storeys.
Materially, if you are in one of the four Terrace associations. Buyers, lenders and insurers all ask now. A completed and funded Structural Integrity Reserve Study is a selling point. A missing one is a negotiation lever for your buyer.
Yes. The two Veranda buildings at 8500 and 8530 Kingbird Loop are two storeys, below the three-habitable-storey threshold in Florida Statute 718.112(2)(g), so Veranda I is outside the SIRS regime and outside the milestone inspection requirement at its current height.
Yes. Florida sellers must disclose known material facts affecting value that are not readily observable, and a levied or pending special assessment in your condominium is squarely within that. Disclose early. Discovered late, it costs far more.
In a community with 128 homes on the same 1,154 plan, condition is the primary differentiator. Kitchens, flooring and impact glazing move the number. Exterior and structural work generally does not, because that is your association’s responsibility.
Southwest Florida buyer volume concentrates from January into April. With roughly 70 percent of Osprey Cove homes not homesteaded, this community’s buyer pool is unusually seasonal, so timing matters more here than in a year-round neighborhood.
It depends on plan and price band. The 1,154 plan has the deepest competing set in the community and rewards precise pricing. The 1,524 Veranda plan exists eight times community-wide and behaves like a scarce product.
By plan first, then floor, then view, then condition, then association. Pricing an Osprey Cove home off a community average rather than a plan-matched comparable is the most common and most expensive mistake made here.
Usually yes. The lease survives the sale, which narrows your buyer pool toward investors, and your association’s approval process applies to any new tenancy. We will model both scenarios before you list.
Yes. We manage the master association application flow and the estoppel ordering as part of the listing, so it never becomes a closing-week emergency.
That depends on your carrying cost, your plan and your association’s reserve position. There is no honest generic answer, and any agent who gives you one without reading your estoppel is guessing. Call (239) 898-6072 and we will run the numbers with you.
Not automatically. A disclosed, quantified assessment is a negotiable line item. An undisclosed one discovered in due diligence is a deal-killer and a legal exposure.
No. A large share of Osprey Cove owners live out of state, and Florida permits remote closing including remote online notarization. We handle out-of-state sellers routinely.
Your homestead exemption and Save Our Homes benefit do not transfer to the buyer, and assessed value resets to full market value for the new owner. Florida portability may let you carry your accrued benefit to a new Florida homestead. Confirm with the Lee County Property Appraiser.
Because your cap resets at closing. Roughly 30 percent of Osprey Cove homes are homesteaded, and their median taxable value is $115,950 against a median just value of $185,838. Your buyer will be taxed on the higher figure.
That depends on whether the home was your primary residence, a second home or an investment property, and on your basis and holding period. We are not tax advisors. We coordinate with your CPA and supply the closing documentation.
Broadly you own from the drywall in, and your condominium association owns the structure, roof and exterior. The precise boundary is set by your recorded declaration and differs slightly across the five Osprey Cove condominiums. We read yours before we list.
In a condominium where the association covers the envelope, a warranty on interior systems and appliances can be a low-cost objection remover, particularly on an unrenovated unit. It is situational rather than automatic.
Yes, and we handle discreet and pre-market listings. In a community of near-identical inventory an off-market approach can work when privacy is the goal, though it usually costs price discovery. We will be straight with you about the trade.
That comes from live MLS data rather than the county roll, and we pull it fresh for every listing consultation rather than publishing a figure here that goes stale. Call (239) 898-6072.
Generally no. A condominium unit is defined by its declaration and plat exhibits rather than by a boundary survey, which is one way a condominium closing is simpler than a single-family one.
Condominium lending turns on association financials, reserve funding, owner-occupancy ratio, litigation and insurance. With roughly 70 percent of homes here non-homesteaded, owner-occupancy is a question your buyer’s lender will raise. Knowing your association’s numbers in advance protects your closing.
Very likely if you are in a Terrace association. Reserves for the eight SIRS components can no longer be waived by owner vote for budgets adopted on or after January 1, 2025. Expect that as a fee increase and expect buyers to ask.
Your recorded declaration and amendments, the current budget, the latest financial statement, the SIRS if applicable, current rules, any special assessment notices from the last three years, and your last two years of assessment statements.
It is simply the Terrace product, shared by 304 of the 328 homes, so it is not a disadvantage against your actual competition. It only matters when a buyer is comparing Osprey Cove to a community with garages, which is a positioning question rather than a defect.
Yes, but a smaller one than sellers usually expect. Osprey Cove is built around two lakes, so lake views are common here rather than scarce. We price the view against in-community evidence, not against a general assumption.
You can. With 327 near-identical competitors, a six-association governance structure and a buyer pool that is mostly out of state and mostly seasonal, doing it unrepresented usually costs more than the commission. That is our view and we will not pretend to be neutral.
Because we are Top 1% Real Estate Agents Nationally Since 2008, we lead the #1 team in Southwest Florida since 2012, and we’ve represented buyers and sellers in this exact market through two full cycles. Call (239) 898-6072 and we will show you your comparable set before you commit to anything.
McGreevy and Comisar are the most experienced team selling Estero real estate. Osprey Cove sits inside the market Jesse McGreevy has lived in since 2003 and sold in since 2004, and we know it building by building rather than as a name on a map.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
More about Jesse McGreevy, Marc Comisar and our team.
Every document below links to its official primary source. These are the recorded instruments and public records that govern an Osprey Cove sale.
Document | Why a seller needs it | Official source |
|---|---|---|
Declaration of Condominium, Terrace I at Osprey Cove | Governs units 111 to 150 and 211 to 248 | |
Declaration of Condominium, Terrace II at Osprey Cove | Governs units 311 to 348 and 411 to 450 | |
Declaration of Condominium, Terrace III at Osprey Cove | Governs units 511 to 550 and 611 to 650 | |
Declaration of Condominium, Terrace IV at Osprey Cove | Governs units 911 to 950 and 1011 to 1050 | |
Declaration of Condominium, Veranda I at Osprey Cove | Governs units 711 to 726 and 811 to 826 | |
Florida Statute 718.116, estoppel certificates | The statutory basis for the estoppel every sale needs | |
Florida Statute 718.112(2)(g), SIRS | The reserve study obligation on the Terrace associations | |
Florida DBPR SIRS Reporting Database | Confirm whether your association has filed | |
Lee County TRIM notice | Your unit’s full millage breakdown | |
FEMA FIRM panel 12071C0579G | Your Zone X flood determination |
Every factual claim on this page traces to one of the sources below. Government, statutory and official sources only.
Market statistics quoted from the Lee County assessment roll are as of the 2025 tax roll. Millage figures are the 2025 rates. Recorded sale figures are last-recorded-sale values from the parcel roll and are not a substitute for a live MLS market analysis, which we will run for you on request.
Last verified: September 2026. Call (239) 898-6072 for anything on this page you want checked against today’s market.