Estero, Florida
Sell your Pebble Pointe home with McGreevy and Comisar, Top 1% nationally since 2008. Your price comes from every MLS closing since 2021 in this 90-home Estero neighborhood, with the estoppel and flood file ready. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Pebble Pointe is the 90-home, single-family neighborhood inside The Brooks in Estero that the county roll dates to 2015 through 2019, and this seller guide covers what an owner needs before listing: the 18 closings the Southwest Florida MLS has recorded here since December 2021, the paperwork a buyer will ask for, and a price built from sales in your own size range. It sits beside our full Pebble Pointe neighborhood guide, which carries the history, the flood record and the association's public filings. In the 12 months to October 21, 2026, three Pebble Pointe homes closed on the MLS at a $720,000 median, so a seller here wins by explaining a price, not by posting one.
Want a number first? Our Pebble Pointe home valuation guide shows how the neighborhood's homes are priced from their own sales, and our Pebble Pointe buyer guide shows what the person across the table is reading before they make an offer. If you are still choosing a listing team, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Selling one of the older Brooks communities, or weighing Pebble Pointe against a neighbor? Our guide to selling a home in The Brooks applies the same record-first method to Shadow Wood, Copperleaf, Spring Run and Lighthouse Bay, and our Lighthouse Bay at The Brooks community guide covers the condominium village most often compared with this one.
McGreevy and Comisar are the best realtor for selling a Pebble Pointe home because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, and a Pebble Pointe read built from every MLS closing since December 2021 and the county roll lot by lot.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the 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, and Estero's gated neighborhoods are a market we work every week.
Recent Pebble Pointe track record (12 months to October 21, 2026): 3 resales in the Southwest Florida MLS (pulled October 21, 2026) at a $720,000 median (n = 3, a small sample), a range of $659,900 to $770,000, $2,149,900 in total volume, a median of 115 days on market and a median sold-to-list ratio of 93.8%. 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. We tracked every closing, and we walk an owner through each one.
For Pebble Pointe sellers: professional photography, cinematic video and drone, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the marketing has to explain why a 2015 to 2019 home on a small lane is worth what you ask, and the paperwork has to be ready early: the association's estoppel certificate, the governing documents, and your flood file.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Pebble Pointe is narrower and checkable: we have read the county roll for all 90 homes, the state's corporate record for the association, the flood layer, and every MLS closing since December 2021, and we bring all of it 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, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and you deal with the two names on the listing agreement. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Selling your Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Pebble Pointe 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 every one is specific to a 90-home neighborhood where only a handful of homes change hands each year.
Pebble Pointe sellers can use the links below to jump straight to the market record, pricing, costs, paperwork, the Lighthouse Bay 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.
Why McGreevy and Comisar Are the Best Realtor for Pebble Pointe · Key Takeaways · What Makes Selling in Pebble Pointe Different? · Is Now a Good Time to Sell in Pebble Pointe? · What Have Pebble Pointe Homes Sold For Since 2021? · Which Recent Pebble Pointe Sales Matter Most to Your Price? · Pebble Pointe vs Lighthouse Bay at The Brooks: Which Buyer Will Your Home Meet? · How Do Pebble Pointe Prices Compare With the Rest of The Brooks? · How Do We Price a Pebble Pointe Home? · How Do We Market a Pebble Pointe Home? · How Do We Negotiate a Pebble Pointe Contract? · What Does It Cost to Sell a Home in Pebble Pointe? · What Must a Pebble Pointe Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Pebble Pointe Home? · How Do the Estoppel Certificate and the Association Documents Work When You Sell? · How Do the Flood Zone and Storm Record Affect Selling a Pebble Pointe Home? · Which Pebble Pointe Rules Affect a Sale? · How Long Does It Take to Sell a Pebble Pointe Home? · How Should You Prepare a Pebble Pointe Home for Sale? · What Should Your Listing Say About Life in Pebble Pointe? · What Do County Recorded Sales Add to Your Pebble Pointe Sale? · How Do You Get a Free Pebble Pointe Home Valuation? · Thinking of Selling Your Pebble Pointe Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Pebble Pointe Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Pebble Pointe · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Pebble Pointe differs from most Estero sales in six ways: a 90-home market with three to seven sales a year, homes that are all 7 to 11 years old, an association whose dues are not public, one flood polygon across the neighborhood, a Chapter 720 paperwork trail and a Brooks address that does not automatically carry a club membership.
The Brooks is an umbrella of five separately governed communities, and Pebble Pointe is the fifth and newest. It has its own association, Pebble Pointe Community Association, Inc., filed with the state on August 19, 2014, and its own MLS development label. Your buyer will compare you with the Brooks address, but the rules, fees and comparable sales come from the 90 homes inside your own lanes.
The Lee County 2026 roll dates the 90 homes to 2015 through 2019, with a median year built of 2017, against the 2000 to 2004 stock in the older Brooks villages. That is your headline as a seller: newer construction, detached, about 2,300 square feet at the median. It is also your comparison problem, because the buyer who prefers a newer house has little to compare you with except your neighbors' few sales.
The association posts a resource center behind a sign-in, and the county roll and the MLS pull we use carry no assessment field. So a buyer's first question, "what are the dues," has to be answered by you. Owners know their figure from a coupon or portal, and we help you build a one-page fee statement so the number is not a surprise later.
Every Pebble Pointe parcel on the roll is a detached home, and the association is a not-for-profit corporation managing single-family lots, so Florida's Homeowners' Association Act applies. That is different from Lighthouse Bay, a condominium village where Chapter 718 applies, and it changes which disclosure summary and which estoppel statute govern your sale.
The federal flood layer returned Zone AH at all four points we tested, two on Pebble Pointe Lane and two on Coconut Road. That does not make a home unsellable, but it does mean lenders and insurers will ask about elevation, and your file should answer before they do.
Searches for Pebble Pointe also return an unrelated Pebble Pointe Homeowners Association in Kissimmee and older reports that spell the name Pebble Point. Your listing should name Pebble Pointe at The Brooks, Estero, Lee County, so the buyer's agent pulls the right association record.
For a Pebble Pointe home priced to the last three closings, the market is workable but slow. One home was active on October 21, 2026 against 3 closings in the last 12 months, about 4.0 months of supply, and the 12-month median was 115 days on market. Sellers who list above the recent closings should expect to wait.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; 12-month window ending that day)
The single active listing is a three-bedroom-plus-den, 2,353 square foot home asking $859,000 after 74 days. One active against three sales a year is 4.0 months of supply by our arithmetic, a figure that says how few homes trade, not how quickly they sell. For you, it means your home may be the only competitor to that listing, or the second one in view.
The median for the 12-month window is 115 days on market (n = 3, small sample), with individual sales at 66, 115 and 258 days. The 60-month median is 48 days and the range is 2 to 258. Homes that sold in 2021 and 2022 took 2 to 4 days. The recent gap between those numbers is the cost of a price that runs ahead of the closings.
Across the six closings since March 2025 the sale price ran from 92.2% to 98.0% of the final list price, a median of 94.9%. Across the seven 2023 closings it ran from 96.3% to 98.9%. Two closings in the winter of 2021 to 2022 sold above list. The lesson for a seller is to price to the last three closings, not to the 2023 peak.
A buyer's agent will pull the same 18 closings we did. They will see a $965,000 closing in October 2023 and a $659,900 closing in July 2026 on nearly the same square footage, and they will ask you to explain the difference. The listing, the photographs and the documents file are how you answer.
You do not control how many homes trade in a year, what the one active listing does, or where the next closing lands. You do control four things: the price you set against the record, the completeness of your documents file, the quality of your presentation and how quickly you answer a buyer's agent. In a market this thin, those four decide whether your home is the one that closes or the one that waits. We work on each of them with you before the first showing, and we tell you plainly which ones the closings say matter most in your size band. That is the practical meaning of a documents-first, record-first listing: nothing a buyer's agent can look up should surprise you, and nothing you can prepare should be left until a buyer asks for it.
Three sales in a year is a small sample, and one closing can move a median by tens of thousands of dollars. We therefore read the 12-month window sale by sale, set it beside the 24-, 36- and 60-month windows, and say each time which window a number comes from. A seller who reads only the newest median may price too low, and a seller who reads only the five-year median will price too high. The honest answer sits between them and depends on your size band, your condition and your timeline.
Pebble Pointe has 90 homes, an association whose dues are not published, and on October 21, 2026 exactly one home for sale, asking $859,000. Few homes here come up for sale, so the next owner who sells should call us first: get a free Pebble Pointe home valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Pebble Pointe homes closed 17 times through the Southwest Florida MLS in the 60 months to October 21, 2026, at a $915,000 median and 48 median days on market, the first window that reaches 10 closings. In the last 12 months only 3 closed, at a $720,000 median.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
We filtered the MLS to the Pebble Pointe subdivision label. Medians use the mean of the middle pair when the count is even, and a sale entered into the MLS after closing is listed but left out of every median. Sold-to-list means sold price over final list price, and the per-square-foot figure is the median of per-sale values using MLS living area.
| Window (to October 21, 2026) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 3 (small sample) | $720,000 | $334.06 | 115 | 93.8% |
| 24 months | 7 (small sample) | $770,000 | $389.98 | 66 | 95.4% |
| 36 months | 8 (small sample) | $860,000 (mean of $770,000 and $950,000) | $396.34 | 57 | 95.8% |
| 60 months, first window with 10 or more | 17 | $915,000 | $395.35 | 48 | 97.0% |
The 60-month window totals $14,581,400 in volume, with prices from $659,900 to $965,000. Fourteen of the 17 sold below the final list price, one sold at it and two sold above it.
Seventeen closings is enough for a median, but a neighborhood this small is read sale by sale. Here is each one by month, bedrooms, area and price. "3+Den" is how the MLS records three bedrooms plus a den.
| Closed | Bedrooms and baths | MLS living area (sq ft) | Final list price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Jul 2026 | 3+Den / 3 bath | 2,367 | $699,000 | $659,900 | 94.4% | 115 |
| Apr 2026 | 3+Den / 3 bath | 2,305 | $835,000 | $770,000 | 92.2% | 258 |
| Jan 2026 | 2+Den / 2 bath, 1 half | 2,099 | $767,900 | $720,000 | 93.8% | 66 |
| Sep 2025 | 2+Den / 2 bath | 1,850 | $759,900 | $745,000 | 98.0% | 68 |
| Jun 2025 | 3+Den / 3 bath | 2,334 | $988,000 | $950,000 | 96.2% | 13 |
| Mar 2025 | 3+Den / 3 bath | 2,436 | $995,900 | $950,000 | 95.4% | 48 |
| Dec 2024 | 3+Den / 3 bath | 2,339 | $995,990 | $960,000 | 96.4% | 48 |
| Oct 2023 | 3+Den / 3 bath | 2,353 | $995,000 | $965,000 | 97.0% | 10 |
| Aug 2023 | 3 / 3 bath | 2,334 | $984,000 | $950,000 | 96.5% | 49 |
| Aug 2023 | 3+Den / 3 bath | 2,307 | $949,900 | $939,000 | 98.9% | 38 |
| May 2023 | 3+Den / 3 bath, 1 half | 2,139 | $949,999 | $915,000 | 96.3% | 28 |
| Apr 2023 | 2+Den / 2 bath, 1 half | 2,139 | $948,000 | $920,000 | 97.0% | 60 |
| Feb 2023 | 3+Den / 3 bath, 1 half | 2,139 | $825,000 | $810,000 | 98.2% | 53 |
| Feb 2023 | 3+Den / 3 bath | 2,368 | $950,000 | $935,000 | 98.4% | 22 |
| Aug 2022 | 3+Den / 3 bath, 1 half | 2,150 | $850,000 | $850,000 | 100.0% | 2 |
| Jan 2022 | 3+Den / 3 bath | 2,371 | $769,000 | $780,500 | 101.5% | 4 |
| Dec 2021 | 2+Den / 2 bath, 1 half | 2,099 | $759,000 | $762,000 | 100.4% | 3 |
One further transaction, in September 2025, was entered in the MLS after closing at $950,000 for a 3+Den, 2,338 square foot home. It was not marketed through the MLS, has no days on market, and is excluded from every median on this page.
In the last 12 months we tracked 3 closings: $659,900 in July 2026, $770,000 in April 2026 and $720,000 in January 2026. The median is $720,000, the mean is $716,633, and days on market were 115, 258 and 66. All three sold below their final list prices, by $39,100, $65,000 and $47,900. Three is a small sample, so the median describes three sales and is not a forecast.
The 36-month median ($860,000, n = 8) and the 60-month median ($915,000, n = 17) sit far above the 12-month figure because the older sales closed at the 2023 peak. Seven of the 17 sales closed in 2023, at $810,000 to $965,000, and the two 2022 sales and the December 2021 sale closed at or above list within 4 days. Read the longer windows as history and the 12-month window as today.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (December only) | 1 (small sample) | $762,000 | $762,000 | 3 | 100.4% |
| 2022 | 2 (small sample) | $815,250 (mean of $780,500 and $850,000) | $780,500 to $850,000 | 3 | 100.7% |
| 2023 | 7 (small sample) | $935,000 | $810,000 to $965,000 | 38 | 97.0% |
| 2024 | 1 (small sample) | $960,000 | $960,000 | 48 | 96.4% |
| 2025 | 3 (small sample) | $950,000 | $745,000 to $950,000 | 48 | 96.2% |
| 2026 to September 29 | 3 (small sample) | $720,000 | $659,900 to $770,000 | 115 | 93.8% |
The pattern is a fast, above-list 2022, a 2023 peak with seven sales, a near-silent 2024, a 2025 that still held $950,000 on its two larger homes, and a slower, lower 2026.
Sorting the 17 marketed closings by MLS living area gives a simple ladder. Seven homes of 2,150 square feet or less closed at a $810,000 median. Nine homes between 2,151 and 2,400 square feet closed at a $939,000 median. One home above 2,400 square feet, at 2,436, closed at $950,000 in March 2025. Those bands mix years, so read them as a way to find your rung, not as a current price.
The recent Pebble Pointe sales that matter most to your price are the five since June 2025, because a buyer's agent will start there: $950,000 in June 2025, $745,000 in September 2025, $720,000 in January 2026, $770,000 in April 2026 and $659,900 in July 2026, each explained below by size and days on market.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026)
This is a public-record sale, and it is the most recent Pebble Pointe closing. A 3+Den, 3-bath, 2,367 square foot home closed in July 2026 at $659,900 after 115 days on market, against a final list of $699,000. The negotiation turn was a $39,100 concession, 5.6% below the final ask. It is the lowest price in the 60-month MLS record, $279 per MLS square foot against $410 for a nearly identical 2,353 square foot home that closed in October 2023 at $965,000.
A 3+Den, 3-bath, 2,305 square foot home closed at $770,000 in April 2026, against a final list of $835,000, after 258 days on market. That is the longest wait in the record. It shows what a price set near the old plateau costs in time: the home sold, but only after the market had told the seller no for most of a year.
A 2+Den, 2-bath, 2,099 square foot home closed at $720,000 in January 2026 after 66 days, at 93.8% of its $767,900 final list. It is the most recent sale in the smaller size band, and it sits $42,000 below the December 2021 closing of an identical-area home at $762,000. If yours is a smaller plan, start here.
A 3+Den, 3-bath, 2,334 square foot home closed at $950,000 in June 2025 after 13 days, at 96.2% of a $988,000 final list. It is the fastest sale in the past two years and the last one at $950,000 in the MLS marketed record. A buyer who saw it will ask why yours is priced below it, or above it, and that question has a factual answer only if you can show the differences.
The MLS also shows a $950,000 transaction in September 2025 for a 3+Den, 2,338 square foot home that was entered after closing and never marketed. It is not in our medians. It is in the county's qualified-sales record, which is why the county file shows four qualified sales since September 29, 2025 while the MLS shows three.
Every one of the five sold below its final list price, by 2% to 8%. That is not a coincidence in a market with one active listing: buyers see few homes, but they see the price history and days on market for every one. The sellers who closed fastest priced closest to the prior sale.
Pebble Pointe buyers want a detached 2015 to 2019 house on the Chapter 720 side of The Brooks, while Lighthouse Bay at The Brooks buyers want a 2000 to 2004 condominium at roughly half the price with 30 closings a year of depth. The two share an address and little else, and your buyer is deciding between them.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; Lee County 2026 roll)
Both columns come from our own data files: the Lee County 2026 roll and the Southwest Florida MLS pulled October 21, 2026, with the 12-month window ending that day.
| Question | Pebble Pointe | Lighthouse Bay at The Brooks |
|---|---|---|
| Home type | Detached single-family | Condominium |
| Units on roll | 90 | 654 |
| Legal regime | Chapter 720 homeowners' association | Chapter 718 condominium associations |
| Median year built | 2017 (2015 to 2019) | 2002 (2000 to 2004) |
| Median heated area | 2,307 sq ft | 1,554 sq ft |
| 12-month MLS closings | 3 (small sample) | 30 |
| 12-month median sold | $720,000 | $347,500 |
| 12-month median $/sq ft | $334.06 | $225.40 |
| 12-month median days on market | 115 | 62.5 |
| 12-month median sold-to-list | 93.8% | 97.0% |
| 60-month median (n) | $915,000 (17) | $425,000 (158) |
| Active listings, October 21, 2026 | 1, at $859,000 | 13, median list $325,000 |
| Association dues published | No | Sample quarterly fees of $2,480 to $2,505 in our research |
A buyer who wants a house, newer systems and a small neighborhood, and who will accept thin comparables and an unpublished fee, and who will verify flood status and the club question in writing. That buyer is looking at your home. Our Pebble Pointe neighborhood guide is what a well-prepared buyer's agent reads next, so your listing should agree with it.
A buyer who wants a lower entry price, a deeper resale market and published condominium fee data. That buyer can spend roughly $347,500 at the median and still hold a Brooks address, which is why your price cannot lean on the address alone. See our Lighthouse Bay at The Brooks guide for its numbers.
It does not rank the neighborhoods. A 2,300 square foot house and a 1,550 square foot condominium are different products, and the gap of about $100 a square foot at the medians reflects that. Lighthouse Bay's numbers are the higher-volume, better-measured ones, and Pebble Pointe's are the thinner ones.
Pebble Pointe is the smallest and newest of the six Brooks villages we have benchmarked: 90 homes against 120 to 1,477 elsewhere, built 2015 to 2019 against 2000 to 2004, and 3 MLS closings in 12 months against 11 to 73. Its $720,000 median rests on three sales and is a small sample.
Data updated: October 2026 (Lee County 2026 roll; Southwest Florida MLS, 12 months to October 21, 2026)
Every figure below is drawn from the same two sources: the Lee County 2026 roll for units and year built, and the Southwest Florida MLS for the 12 months ending October 21, 2026.
| Village | Units on roll | Regime | Median year built | 12-month MLS closings | 12-month median |
|---|---|---|---|---|---|
| Shadow Wood | 1,477 | Chapter 720 | 2002 | 73 | $900,000 |
| Copperleaf | 570 | Chapter 720, with condominium recreation associations for carriage homes | 2001 | 20 | $765,000 |
| Spring Run | 847 | Mixed Chapter 720 and 718 | 2000 | 35 | $393,000 |
| Lighthouse Bay | 654 | Chapter 718 | 2002 | 30 | $347,500 |
| Pebble Pointe | 90 | Chapter 720 | 2017 | 3 (small sample) | $720,000 |
| Winding Stream | 120 | Chapter 718 recreation association | 2001 to 2002 | 11 | $325,000 |
Pebble Pointe's $720,000 median sits below Copperleaf's $765,000 and well below Shadow Wood's $900,000, but on three sales it cannot be ranked. The three lowest medians, Spring Run, Lighthouse Bay and Winding Stream, are about half of Pebble Pointe's, which reflects house against condominium, age and size as much as location. Shadow Wood and Copperleaf, the two Chapter 720 villages, are the closer comparison for a buyer who wants a house.
It is the only village built after 2004 and, at 90 units, the smallest of the six. The trade-off is depth: with three closings a year, a buyer has little to compare and a seller has few comparables. Our Brooks-wide seller guide, linked at the top of this page, shows how the larger villages price if you want the wider context.
All six carry a Brooks address and sit inside the master-planned area, but each has its own association, and the Commons Club's reach beyond its stated Brooks communities is a question for the club. Do not tell a buyer that a fee, gate or club right in one village applies to yours unless the document says so.
We price a Pebble Pointe home against the neighborhood's own closings by size, adjusted for condition and asking history, then test the number against the one active listing and the county's long view. In 60 months, homes of about 2,300 square feet closed between $659,900 and $965,000, so the adjustments decide the range.
Data updated: October 2026 (Southwest Florida MLS, 60 months to October 21, 2026)
The MLS records most Pebble Pointe homes as "3+Den" or "2+Den," meaning a den or flex room counted apart from bedrooms. Thirteen of the 17 marketed sales were three-bedroom homes at a $935,000 median, and four were two-plus-den homes at a $753,500 median (n = 4). Your listing has to carry the label and the MLS living area correctly, because the closings split by both.
Condition, updates, the pool and enclosure, and any view move the number, and the MLS has no lot-position field, so we cannot say from the record whether a lake, preserve or road view changes price here. We do not claim it does. We walk your home and compare it, line by line, with the closings in your size band.
The one active home, a 2,353 square foot 3+Den asking $859,000, is $365 per square foot on the ask. It is $199,100 (30.2%) above the July 2026 closing of a 2,367 square foot home at $659,900 and $106,000 below the October 2023 closing at $965,000. If your home is priced above the active listing, you are betting on a buyer the last three closings say is not there.
The most recent three closings, $659,900, $770,000 and $720,000, define what buyers actually paid over the last nine months. Our range for a comparable home starts there, moves up for genuine differences and states plainly what a stretch price costs in days. See the home valuation guide for Pebble Pointe for how each adjustment is documented.
We also read the county's qualified sales. Since September 29, 2025 the county file shows 4 qualified sales at a $745,000 median, which includes the September 2025 sale the MLS entered after closing. Where the county and the MLS disagree, we say why, so your buyer's appraiser sees a reconciled picture.
We market a Pebble Pointe home with professional photography, cinematic video, drone and a documents file that answers the fee, flood and rule questions before a buyer asks. With one or two comparable homes on the market at a time, presentation and paperwork decide which listing gets the showing and the offer.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026: one active listing and three closings in 12 months)
A 2015 to 2019 home should look like one: clean lines, light, and the layout that a 2,300 square foot plan allows. We shoot stills, video and aerial imagery, and we describe the home by its features and its rooms, the way the MLS living area and bedroom-plus-den label will read to a buyer's agent.
A buyer who cannot get the dues, the declaration and the flood file will wait or walk. Our listing package carries the association's current assessment, the governing documents, the estoppel request already submitted, the elevation certificate, the flood policy declarations and the wind-mitigation report, so the first showing ends with answers, not a to-do list.
We market to a qualified-buyer database and to the agents who work Estero's newer neighborhoods. If a sale needs to stay quiet, we can market privately first. In a market with so few comparables, a quiet sale reaches fewer buyers, and we say that plainly before you choose it.
Selling your Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We negotiate a Pebble Pointe contract by reading the buyer's real constraints, price, financing, insurance and time, and answering each with a document or a number. With recent sales closing 2% to 8% below list, the first offer is a conversation about your evidence, not a verdict on your price.
We look past the headline price to the terms: the financing type, the deposit, the inspection period, the closing date and who pays the estoppel. In a neighborhood with a special flood hazard designation, a buyer's lender and insurer can move the closing, so we ask about them at the first call.
An appraiser working Pebble Pointe has few recent sales, so the report will lean on the same 17 closings we do. We hand the appraiser a size-band table and the reasoning behind your price. When an appraisal comes in short, we know which closing it leaned on and can answer it.
Homes built from 2015 to 2019 are typically in the first life of their roof, air handler and water heater, but the age of any component is a matter for your records and the inspection. We recommend a wind-mitigation report and a flood insurance quote before you list, so the buyer's insurance answer is already in hand.
Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, buyers sign written agreements before touring, and compensation is negotiable. We explain the choices and their cost in your net sheet before you list, and you decide whether to offer anything to the buyer's side. See the NAR explanation of the settlement.
Selling a Pebble Pointe home in Lee County costs the seller a negotiated commission plus documentary stamps at $0.70 per $100, the owner's title policy, the estoppel fee and small closing charges. On a $720,000 sale, the 12-month median, that is about $30,189 without a buyer-agent offer and $48,189 with one, by our estimate.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026; shared Florida cost research, 2026)
Every line is an estimate for illustration, and the contract controls who pays what. The commission lines are negotiated examples, not rates. The sheet assumes no mortgage and leaves out property tax proration, which depends on your own tax bill and closing date.
| Line item | $720,000 (12-month median, n = 3) | $915,000 (60-month median, n = 17) |
|---|---|---|
| Listing commission, example 2.75% | $19,800 | $25,163 |
| Buyer-agent compensation, if you offer it, example 2.5% | $18,000 | $22,875 |
| Deed documentary stamps, $0.70 per $100 | $5,040 | $6,405 |
| Owner's title policy, Lee County custom (seller) | $3,675 | $4,650 |
| Title search and settlement fee, estimate | $1,200 | $1,200 |
| Municipal lien search, estimate | $175 | $175 |
| Association estoppel, statutory cap for a current account | $299 | $299 |
| Total with a buyer-agent offer | $48,189 (6.7%) | $60,767 (6.6%) |
| Estimated net before payoff and proration | $671,811 | $854,233 |
| Total without a buyer-agent offer | $30,189 (4.2%) | $37,892 (4.1%) |
| Estimated net before payoff and proration | $689,811 | $877,108 |
Section 201.02 imposes the stamp tax on the deed at $0.70 per $100 of consideration, and in Lee County the seller customarily pays it. The owner's title premium is set by state rule at $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 above it up to $1,000,000, which works out to $3,675 at $720,000 and $4,650 at $915,000. In Lee County the seller customarily selects the closing agent and pays that policy.
Property tax is prorated at closing as a credit from you to the buyer for the days you owned the home, using your prior-year bill until the current one is issued. Your mortgage payoff, any repairs the buyer negotiates, any concession you offer and any club or association transfer charge are also outside the table. We build your own sheet from your real numbers before you sign a listing agreement.
There is no set rate. Your listing agreement states the commission in writing, and any offer of compensation to the buyer's agent is a separate decision you make off the MLS. We lay out both choices, with the dollars, so you can see what each one does to your net.
Selling your Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Pebble Pointe seller must give the buyer the association disclosure summary in section 720.401 before the contract is signed, the property tax disclosure in section 689.261, the flood disclosure in section 689.302, and any known material defect under Johnson v. Davis. Missing the association summary gives the buyer a three-day right to cancel.
Pebble Pointe's association is a Chapter 720 homeowners' association, so section 720.401 applies. The summary must reach the buyer before the contract for sale is executed, and on a resale it is supplied by the owner, not a developer. If it is not delivered on time, the contract is voidable by the buyer, who may cancel within 3 days after receiving the summary or before closing, whichever comes first, and that right cannot be waived. We hand it over with the first offer conversation, not the last.
Section 689.261 requires a property tax disclosure summary at or before signing, warning the buyer not to rely on your current taxes, because a change of ownership or new improvements can trigger reassessment. Your homestead bill, capped at 3% growth or inflation, will not be the buyer's bill.
Section 689.302 requires a seller of residential property to complete and provide a flood disclosure at or before the contract is executed. It asks whether you know of flooding that damaged the property during your ownership, whether you filed a flood-related insurance claim, and whether you received assistance for flood damage, including from FEMA. Answer it from your own records and your insurer's file.
Under Johnson v. Davis, a Florida seller must disclose known facts that materially affect value and are not readily observable. An as-is clause does not remove that duty. Completing the Florida Realtors seller's property disclosure form accurately is the cleanest way to meet it, and we review it with you before it is signed.
The recorded declaration and the association's rules are the controlling documents for your neighborhood, and we have not read them, because the Lee County Clerk's records search is interactive and the association keeps its resource center behind a sign-in. Ask your manager for a current copy, and we will read it with you before you list.
A Pebble Pointe buyer's yearly cost has up to five layers: association dues, a possible community development district line, a possible Commons Club membership, Lee County property tax and insurance. This guide can quantify the county and insurance rules but not the dues, so your own figure is the one your buyer will most want to see.
We found no public record stating the association's assessment. A number from a brokerage web page is not a source, so we state none. You know yours from your coupon or portal, and a buyer gets the current figure from the listing sheet and the estoppel certificate. Put it on your fee statement in writing.
Many Florida associations charge a buyer a one-time capital contribution at closing. We found no public statement of one for Pebble Pointe. If your association charges one, it is cash to close for your buyer, and it moves what they will pay you, so put it in writing before an offer.
The Brooks of Bonita Springs Community Development Districts adopted fiscal year 2027 budgets with an operations-and-maintenance assessment of $1,017.25 per unit, and the document does not mention Pebble Pointe. We could not verify whether a Pebble Pointe tax bill carries a district line. Read the non-ad valorem section of your own bill and tell us what it shows.
The Commons Club is The Brooks' member-owned club. Its own membership page says its tiers are for residents living within The Brooks communities and does not name Pebble Pointe. Whether a Pebble Pointe owner may join, must join or is outside the club is a question for the club at (239) 949-3800, and the answer should be in writing before you tell any buyer anything.
A buyer's first tax bill resets to the purchase price, so yours is a poor guide. Wind, flood and liability are separate coverages, and a home built from 2015 to 2019 can document its roof, connections and openings on the state's wind-mitigation form for premium credits under section 627.0629. A quote in hand at listing removes a buyer's biggest unknown.
A Pebble Pointe seller orders an estoppel certificate from the association's manager under section 720.30851, and the association must deliver it within 10 business days of the request. The base fee cap is $299, and in Lee County the seller customarily pays it, though the contract controls.
The certificate is a closing document, not a formality. It states the regular assessment and its billing period, any amount owed, any special assessment and other charges for your home. A delay can hold up a closing, so we submit the request the day a contract is signed and confirm the manager's process ahead of time.
The caps Florida DBPR publishes as adjusted are $299 for a standard certificate on a current account, $119 more if you ask for delivery within 3 business days, and $179 more if the account is delinquent. The certificate is valid for 30 days, or 35 if sent by regular mail, and if the sale does not close, the fee must be refunded within 30 days of a written request.
Section 720.3085 makes assessments a lien on the home and makes a new owner jointly liable with the prior owner for amounts due before transfer. That is why the estoppel matters to the buyer's closing agent and why settling any balance before you list keeps the closing table quiet.
Beyond the estoppel, a buyer will ask for the declaration, the rules, the current budget and a copy of the disclosure summary. We assemble the package before your first showing, so an offer does not stall while a document is found. The state record lists a management company's mailing address in Dallas, Texas and a principal address in care of the manager in Bonita Springs, so ask early how requests are submitted.
The flood zone affects a Pebble Pointe sale because the National Flood Hazard Layer returned Zone AH, a special flood hazard area, at four points we tested across both streets. Federally backed mortgages require flood insurance in that zone, and a 2016 FEMA map-change case covers 24 lots.
We queried the FEMA National Flood Hazard Layer at four addresses, two on Pebble Pointe Lane and two on Coconut Road. All four fell in the same Zone AH polygon, with no base flood elevation shown in that polygon. We publish no home numbers, and your own address should be checked on the FEMA Map Service Center.
Lee County's November 16, 2022 revalidation letter lists a FEMA map-change case issued September 21, 2016 for 24 Pebble Pointe lots on flood panel 12071C0594G. The outcome is in FEMA's original determination, which we have not read. If your lot is one of them, bring the determination letter and the elevation certificate to the listing, because a map change can alter a buyer's insurance requirement.
The U.S. Geological Survey's elevation service put the ground at four points between 15.6 and 16.8 feet. That is ground level, not the lowest floor, and only an elevation certificate states the finished-floor height that insurers rate on. If you do not have one, a surveyor can prepare it, and having it before you list removes a negotiating point.
Hurricane Ian in 2022 and Hurricane Milton in 2024 each led Lee County to order evacuations, and the National Hurricane Center's reports on both are in our sources. Your evacuation zone is a lookup by address on the county's emergency management site. A buyer's agent will ask about storm history, so your answer should be documented.
We recommend a current flood quote, your wind-mitigation report and your declarations page in the file. The claims history for the last four years is what a buyer's insurer will read first, and an insurer's answer you obtained is worth more than one the buyer must chase.
Selling your Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The rules that affect a Pebble Pointe sale live in a recorded declaration and the association's rules, which we have not read, so this guide states what the public record proves: an active Chapter 720 association, an online alteration application for architectural review, and Florida statutes that set floors under whatever the declaration says.
The association's web page carries an alteration application for architectural review, which confirms an approval step exists before exterior changes. If you added a pool, screen enclosure or paint change, have the approval on file, because a buyer will ask whether it was approved.
Pebble Pointe's leasing rules are not public. The only rental data we hold is one seasonal lease at $9,000 in a June 10, 2026 rental pull, a sample of one. If your buyer plans to rent the home, they will need the declaration's answer in writing, and so should you before you promise anything.
No public record states pet limits, so ask your manager. Federal fair housing rules on assistance animals apply regardless of any association pet policy, and we describe what a home offers, never who should live in it.
We found no record describing Pebble Pointe as an age-restricted community, and we treat that as the absence of evidence, not proof. Ask the manager to confirm in writing whether the declaration contains one, because a buyer's agent will.
Section 720.3075 limits what association documents may prohibit, section 163.04 protects solar collectors, section 720.304 protects the display of the U.S. flag and section 720.305 requires notice and a hearing before fines. Those floors apply whatever the declaration says, and they matter when a buyer asks what they may do to the home.
A Pebble Pointe home has taken a median of 48 days on market over 60 months and 115 days over the last 12 months, with individual sales from 2 to 258 days. The difference between a two-day sale and a 258-day sale in this neighborhood has been the price relative to the last closings.
Data updated: October 2026 (Southwest Florida MLS, pulled October 21, 2026)
Four of the 17 marketed closings sold in 10 days or fewer: 3 days in December 2021, 4 days in January 2022, 2 days in August 2022 and 10 days in October 2023. Those four sold at 97.0% to 101.5% of final list.
The three most recent closings took 66, 258 and 115 days. All three sold below the final list price. A stale ask does not stay neutral: each week on market tells the next buyer something about your price.
The contract sets the inspection period, the estoppel request, the buyer's financing and insurance deadlines and the closing date. We manage those dates and the association's paperwork for you, and we tell you early when something is slipping, so the closing is a date you can plan around.
Preparing a Pebble Pointe home means documenting its 7 to 11 years of life before a buyer's inspector does: systems, permits, approvals, flood file and fee statement. We recommend the file first, the photographs second and the price last, because the price is easier to defend once the paper is in order.
Gather your declaration and rules, current dues coupon, any special assessment notice, the estoppel request, elevation certificate, flood policy declarations, wind-mitigation report and permits. A complete package is a selling point in a market where a buyer's agent has few homes to compare.
Permits for exterior work are issued by the Village of Estero, and the association must approve an alteration first. Ask your seller file for permits on any pool, screen enclosure, roof, air conditioner, impact windows or generator and confirm they were closed out, because an open permit can become a closing problem.
Roof, air handler and water heater of that age are typically still in their first life, but the age of any one component is a matter for your records. A pre-listing inspection costs little compared with a renegotiation, and it lets you fix or disclose before a buyer's inspector finds it.
Ask us to compare your home with the closings before you spend money. In a market where the July 2026 sale closed at 94.4% of list, an update only pays if the closings show buyers paying more for it, and the record has no closing that says so yet.
Your Pebble Pointe listing should describe the home and the documented facts of the neighborhood: 90 detached homes, two streets, built 2015 to 2019, inside The Brooks in Estero, with its own association. It should not promise a club, gate, fee or rental right that no record confirms.
The home's size, bedrooms and den, the year built, the finishes, the pool and the enclosure if any, and the association's name. We describe the property, not the people who might live in it, and we follow fair housing rules in every listing.
A Commons Club membership, a gate, an amenity, a rental right or a fee that we cannot document is not in the listing. If you can show a document, we include it, with the source.
We name Coconut Point shopping and Lee County's Bonita Beach park as the destinations our sources associate with this part of Estero, and we give no minute counts, because no drive time is measured from a Pebble Pointe address in any record we cite.
Selling your Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The county's record shows 133 qualified recorded sales across 90 Pebble Pointe homes since 2015, with first-owner sales near $500,000 and yearly medians rising to $950,000 in 2025 before falling to $720,000 in 2026. It is the long view behind the MLS window, and your buyer's appraiser can read it.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026)
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 3 | $720,000 |
| 2025 | 4 | $950,000 |
| 2024 | 1 | $960,000 |
| 2023 | 7 | $935,000 |
| 2022 | 2 | $815,250 |
| 2021 | 13 | $639,999 |
| 2020 | 6 | $525,000 |
| 2019 | 20 | $490,000 |
| 2018 | 15 | $524,900 |
| 2017 | 21 | $502,150 |
| 2016 | 18 | $525,454 |
| 2015 | 23 | $501,216 |
County figures are recorded deed prices flagged as qualified arm's-length sales, and they are never compared with MLS square-foot figures.
The county file gives every one of the 90 homes a first qualified sale between 2015 and 2019. Our reading is that a home's first recorded sale is the builder's sale to its first owner, and on that reading first sales had a median of $505,000. The 43 later sales, all resales, had a median of $659,900 (n = 43), from $457,000 to $965,000.
Of the 90 homes, 51 have one qualified sale on file, 35 have two and 4 have three. So 39 homes, 43%, have resold at least once, and 51 have not sold since the first owner bought. In a neighborhood of 90, one or two sales a year is normal, and a year with 13 (2021) was the exception.
Every one of the seven resales since January 2025 closed above the same home's previous recorded price, by 21% to 83%. That gap is why a Pebble Pointe seller can be pricing well above what they paid and still sell below what a neighbor took in 2023. Your price should be tested against both the recent closings and your own purchase history.
Pebble Pointe 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 closed sales in your own size range, placed on the neighborhood's price ladder, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales in your size band with dates and days on market, a per-square-foot analysis on MLS living area, the live competition, your home's position on the ladder with the reasons, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form, and read how we build the number in our Pebble Pointe home valuation guide.
In a neighborhood where near-identical homes sold for $965,000 in October 2023 and $659,900 in July 2026, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many owners use it 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.
Pebble Pointe sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 90-home neighborhood with three sales a year rewards a price you can defend and a documents file ready on day one. In three years, near-identical homes closed $305,100 apart.
Data updated: October 2026
If you are searching for a Pebble Pointe listing agent, or thinking, "I need someone to sell my Pebble Pointe home," here is the short version of everything above. We place your home on the neighborhood's ladder of closed sales. We build the documents file, the estoppel request, the flood file and the fee statement before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and the current listing. (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Usually, yes. The five closings since June 2025 sold at 92.2% to 98.0% of final list, and the two longest waits in the record, 258 and 115 days, were both in 2026, when sale prices ran 92.2% and 94.4% of final list. Price to the most recent closings in your size band and expect to negotiate from there.
We cannot promise a return. The 12-month median of $720,000 sits below the 2023 median of $935,000, and the longer a home waits at an old price, the more the days on market tell buyers to offer less. Test the choice with a written net sheet before you decide.
No. Fix what is cheap and visible, document the rest, and disclose known defects. In a market with few comparables, a home with a complete file gives a buyer fewer reasons to ask for a price cut than one with a surprise.
Bring the determination letter and the elevation certificate. County records list the case but not its outcome, and we have not read the original letter, so the document itself answers the buyer's question.
You can start with a valuation without a showing. When you list, buyers will want to see it, and we coordinate the showings and the walk-throughs so a seasonal owner does not need to be in town.
Not directly, but a buyer who wants a Brooks address may look at both, and Lighthouse Bay's 12-month median is $347,500. Know how your home compares before the first showing, and price accordingly.
McGreevy and Comisar is a top-reviewed Pebble Pointe realtor, 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 the Google profile.
★★★★★ "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 neighborhood with so few comparables, a listing that sits is usually priced against the wrong closing or missing the documents a buyer needs. Repricing to the right comparables and completing the file is often all it takes.
★★★★★ "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
Follow-through matters most between the contract and the closing, when the estoppel, the buyer's insurance and the lender all have to line up.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
We present a Pebble Pointe home with its documents, its price logic and its photographs together, because a buyer's agent reads all three.
A Pebble Pointe specialist matters because the facts that decide a sale live in documents and a few closings, not in a listing feed: an association whose dues are unpublished, one flood polygon, a 24-lot map change, a small comparable set and a price range from $659,900 to $965,000 in 60 months.
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, which in Pebble Pointe means the size-band ladder, the estoppel and the net sheet. 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 the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Pebble Pointe home off the Brooks-wide median, quote the 2023 plateau as if it were today's market, promise a club membership the record does not confirm, wait until contract to order the estoppel, or overlook the flood file. None of those mistakes is exotic, and each one costs a seller time or money. Our Pebble Pointe neighborhood guide lists the open questions we work through with every owner.
If you are selling a Pebble Pointe home to buy another, we coordinate both sides so your closing dates line up and your proceeds are ready when you need them. Call Marc at (239) 287-5873, read our Pebble Pointe buyer guide and see how we represent buyers in Estero.
A sale and a purchase share a calendar. We schedule your listing, your offer on the next home and your closing so you are not carrying two homes longer than you have to, and we say plainly when a contingent offer is the safer choice.
Our guide to selling a home in Estero and our Estero buyer guide cover the village-wide market. If you are moving within The Brooks, our Brooks buyer guide covers the other four communities.
These are the questions sellers ask most about selling a Pebble Pointe home in Estero, answered from the recent closings and the public record. Each answer names Pebble Pointe. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 60-month median of $915,000 (n = 17) and adjust for size, condition and asking history. The 12-month median is $720,000 (n = 3, small sample). For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
For a home priced to the recent closings, the market is workable but slow. One active listing against 3 closings in 12 months is 4.0 months of supply, and the 12-month median days on market is 115 (n = 3, small sample). Sellers who list above the last few closings should expect to wait.
Price against Pebble Pointe's own closings by size, adjusted for condition and asking history, then test the number against the active listing. Over 60 months, three-bedroom homes closed at a median of $935,000 (n = 13) and two-plus-den homes at $753,500 (n = 4).
The 60-month median is 48 days on market and the 12-month median is 115 days (n = 3, small sample). The range over 60 months is 2 to 258 days, so a well-priced home can sell in under two weeks and a stale ask can wait most of a year.
The median Pebble Pointe home closed at 97.0% of its final list price over 60 months, about 3% below (n = 17). The 12-month median is 93.8% (n = 3, small sample). Two homes closed above list, both in the winter of 2021 to 2022.
The median is $395.35 per square foot over 60 months (n = 17) and $334.06 over 12 months (n = 3, small sample). The per-sale range runs from $279 for a July 2026 sale to $430 for an April 2023 sale, on MLS living area.
No. The highest sale in the data was $965,000 in October 2023, and the July 2026 sale of a similar-sized home was $659,900, 31.6% lower. A single comparison misleads in both directions, so price against the full set of closings.
In Lee County the seller customarily pays documentary stamps on the deed at $0.70 per $100, the owner's title policy, the estoppel fee and their broker's commission, but the contract controls. We show the full list before you list.
At $0.70 per $100, a sale at $720,000, the 12-month median, carries $5,040 in stamps, and at $915,000, the 60-month median, $6,405 (section 201.02). The buyer's mortgage carries separate taxes.
With premiums of $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 above, a $720,000 sale costs about $3,675 and a $915,000 sale about $4,650. The contract controls who pays, and the title company quotes the exact number.
Section 720.30851 caps the fee, and the base cap is $299 for a current account. In Lee County the seller customarily pays it, and the association's manager issues the certificate. Order it as soon as you have a contract.
Within 10 business days of a request, so a delay can hold up a closing. Ask for it the day the contract is signed, and ask the manager how requests are submitted.
That depends on the recorded declaration, which we have not read. Ask the association's manager, and have the answer in writing before you list. Whatever it says, the estoppel and the buyer's disclosure summary are part of every sale.
The declaration, rules, current budget, dues coupon, any special assessment notice, the estoppel request, the elevation certificate, the flood policy, the wind-mitigation report and permits for any addition. A complete package is a selling point in a small market.
Before the buyer signs the contract. Section 720.401 makes the summary a pre-contract duty, and on a resale the owner supplies it. If it is late, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first.
Yes, because the federal map draws all of Pebble Pointe in Zone AH, a special flood hazard area. Have your elevation certificate and current flood premium ready, and tell us if your lot is one of the 24 covered by the 2016 FEMA map-change case.
Section 689.302 requires the seller to complete a flood disclosure at or before the contract is executed. It asks about known flood damage, flood insurance claims and flood-related assistance during your ownership.
Not by any rule we found, but insurers and lenders use it, and a buyer in a special flood hazard area will ask. A surveyor can prepare one, and getting it before you list removes a negotiating point.
We could not verify that a Pebble Pointe tax bill carries a CDD line. Check yours: if it does, disclose the amount, because buyers add it to the carrying cost.
Only if the closings support it. Pebble Pointe homes are 7 to 11 years old. Ask us to compare your home with the closings before you spend money.
Few, which is why the ask needs explaining. Three closings in 12 months, 7 in 24 months and 17 in 60 months mean a buyer's agent will look back several years and adjust for size and date.
Not directly. Lighthouse Bay at The Brooks is condominiums at a $347,500 12-month median, but a buyer who wants a Brooks address may look at both, so know how your house compares with the alternatives.
Generally yes, subject to the lease and the rental rules in the declaration. The buyer takes the lease, so confirm its term and any association registration. Vacant homes are easier to show.
Dues are typically prorated to the closing date in the contract, and the estoppel states what is paid and what is owed. Unpaid assessments are a lien, and under section 720.3085 a new owner can be liable for amounts due before transfer, so settle the account first.
IRS Topic 701 and Publication 523 explain the home-sale exclusion for a primary residence. We do not give tax advice, and your adviser should confirm what applies to your situation.
Commission is negotiable and set in your written listing agreement, which the National Association of Realtors settlement rules require to be in writing. We explain the options before you sign. For a plan, Call Jesse direct at (239) 898-6072.
Professional photography, cinematic video, drone, a qualified-buyer database and discretion when a sale needs to stay quiet, backed by a team recognized as Top 1% Real Estate Agents Nationally Since 2008. At this price rung the story is a 2015 to 2019 home on a small lane.
Yes, when a sale needs discretion, we can market through our buyer database first, but a quiet sale reaches fewer buyers in a market that already has few comparables. We discuss the trade-off before you decide.
Yes. Use the free Pebble Pointe home valuation and Jesse will follow up with the closings that fit your home. A showing is not required for a first estimate.
Rarely. Of 90 homes, 39 have resold at least once since 2015, 43 resales in all, and 51 have not sold since the first owner. The county record shows 1 qualified sale in 2024 and 4 in 2025.
All seven resales since January 2025 closed 21% to 83% above the same home's prior price. That is a comparison with each home's own prior sale, not a profit figure, because it ignores costs, improvements and holding time.
McGreevy and Comisar of Domain Realty Group, the #1 team in Southwest Florida since 2012, are our answer, and the evidence is on this page. Get a free valuation or Call Jesse direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar are the local real estate experts for Pebble Pointe, leading a Domain Realty Group team from an office in Bonita Springs. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities.
McGreevy and Comisar is a top-reviewed Pebble Pointe realtor on Google. Read more about McGreevy and Comisar, and see the agent profiles for Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
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.
We lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Our credentials, stated once more:
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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 Pebble Pointe home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pebble Pointe? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every fact on this Pebble Pointe seller guide traces to a primary record below: Florida statutes, Lee County and Village of Estero records, the Brooks community development districts, the Commons Club, the association's web page, FEMA and dated local reporting. Parcel and sale facts come from the county roll and the Southwest Florida MLS, pulled October 21, 2026. No brokerage or listing portal is cited.
Pebble Pointe's key documents are published by the State of Florida, Lee County, the Village of Estero, the Brooks community development districts, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration is available through the Lee County Clerk's official records, and the estoppel certificate through the association's manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| FEMA letter of map change revalidation | Lee County Community Development | November 16, 2022 | Revalidation letter, PDF |
| Adopted budgets, fiscal year 2027 | Brooks of Bonita Springs Community Development Districts | fiscal year 2027 | FY2027 budgets, PDF |
| Adopted budgets, fiscal year 2026 | Brooks of Bonita Springs Community Development Districts | fiscal year 2026 | FY2026 budgets, PDF |
| Hearing Examiner's Recommendation, The Brooks parcel | Village of Estero clerk | 2021 | Clerk record, PDF |
| Coconut Road Traffic Study | Village of Estero | June 2016 | Traffic study, PDF |
| Pebble Pointe Community Association, Inc. record (N14000007753) | Florida Division of Corporations | filed August 19, 2014 | Sunbiz detail |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | current form | Wind-mitigation form, PDF |
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | 2022 | Ian report, PDF |
| Tropical Cyclone Report, Hurricane Milton | National Hurricane Center | 2024 | Milton report, PDF |
| Estoppel certificate fee caps, staff analysis of CS/CS/HB 979 | Florida House of Representatives | 2024 | HB 979 analysis, PDF |
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.