Estero, Florida
Sell your Saltleaf residence with McGreevy and Comisar, Top 1% nationally since 2008. Pricing from 95 county-recorded sales and 16 live listings, with condominium, estoppel and insurance papers ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated November 2026.
Saltleaf on Estero Bay sells differently from every other Estero community, because almost every home here has been sold once, direct from the developer, and the resale market is only beginning. Our Lee County record shows 95 recorded closings in the South Tower since April 13, 2026, and the Southwest Florida MLS shows three in the last 12 months. This seller guide sits beside our full Saltleaf community guide, which covers the developer, the towers, the golf, the marina and the storm engineering in depth. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
This seller guide covers how to sell. The Saltleaf valuation guide covers what your home is worth, and the Saltleaf buyer guide shows what your buyer will weigh.
Selling elsewhere in the village, or comparing notes with a neighbor across town? Our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero apply the same record-first method to those markets. Want a number first? Start with our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side. Our Saltleaf home valuation guide and Saltleaf buyer guide are being published alongside this page, and we will link them here as they go live.
McGreevy and Comisar are the best realtor for selling a Saltleaf residence because we price each home against the recorded sales in its own tower, prepare the condominium, master association and insurance paperwork before a buyer asks, and personally negotiate every offer, discreetly when you prefer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive from Saltleaf, and the Coconut Road corridor is a market we work every week.
Recent Saltleaf record: 95 county-recorded, DOR-qualified closings in the South Tower from April 13 to July 31, 2026 (all first sales direct from the developer) at a $4,400,000 median and a range of $2,805,000 to $13,636,540, and 3 closings on the Southwest Florida MLS in the 12 months to October 21, 2026, at $13,636,540, $4,625,000 and $2,805,000. On October 21, 2026, 16 Saltleaf residences were listed for sale, asking from $3,828,000 to $8,245,000 with a median of $5,705,000, and 2 more were pending. [Source: Saltleaf community guide]
For Saltleaf sellers: cinematic video, aerial and drone capture of the Estero Bay frontage, professional architectural photography, a documents file that answers the condominium, master association, insurance and tax questions before they are asked, a private buyer database, and discreet off-market options when a seller wants privacy.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Saltleaf is narrower and checkable: we have read the county's recorded sales for the South Tower, every closing on the MLS record, the published condominium and master plan materials, and the storm engineering record, and we bring all of it to your table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, vendor coordination 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. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Saltleaf residence? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Saltleaf 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 photograph will, and every one is specific to a two-tower condominium community on Estero Bay.
Saltleaf sellers can use the links below to jump straight to the record, the market, pricing, costs, disclosure, the West Bay Club comparison or the seller FAQ. The guide runs in the order most owners decide: what has sold first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Saltleaf · Key Takeaways
The Essentials: What Makes Selling at Saltleaf Different? · How Many Saltleaf Homes Have Sold, and Who Sold Them? · What Have Saltleaf Residences Sold For? · What Is on the Market Right Now? · Saltleaf vs West Bay Club: Which Buyer Will Your Home Meet? · Is Now a Good Time to Sell at Saltleaf? · How Do We Price a Saltleaf Residence?
The Details: How Do We Market a Saltleaf Residence? · How Do We Negotiate a Saltleaf Contract? · What Does It Cost to Sell a Home at Saltleaf? · What Must a Saltleaf Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Saltleaf Residence? · What Happens to Marina, Golf and Owner Benefits When You Sell? · How Do the Flood Zone and Storm Record Affect Selling a Saltleaf Residence?
Questions, Contacts and Sources: Which Saltleaf Rules Affect a Sale? · How Long Does It Take to Sell a Saltleaf Residence? · How Should You Prepare a Saltleaf Residence for Sale? · What Should Your Listing Say About Saltleaf? · How Do You Get a Free Saltleaf Home Valuation? · Thinking of Selling Your Saltleaf Residence? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar?
More: Why Does a Saltleaf Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home at Saltleaf · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling at Saltleaf differs from selling anywhere else in Estero in six ways: nearly every home has only ever sold direct from the developer, two condominium associations sit under a master association, the Ritz-Carlton brand is licensed rather than operated as a hotel, the Lee County tax carry is higher than Collier, the North Tower will add supply in 2027, and the MLS record is almost empty.
Each tower has its own condominium association under Chapter 718 of the Florida Statutes, and the two towers are separate legal entities that share a master plan and amenity infrastructure. [Source: Florida Statutes Chapter 718] For a seller, that means your first fact is which tower you own in. The South Tower opened in April 2026 with 112 residences, and the North Tower is projected for delivery in the second quarter of 2027 with 112 more. [Source: Saltleaf community guide]
The community guide describes a master owners' association covering common roads, landscape, the bay frontage and shared infrastructure. [Source: Saltleaf community guide] We have not confirmed the master association's filing details or its exact statutory regime, so we treat it as a question to close with the recorded master declaration before we write your disclosure file, not as a fact to assume.
London Bay licenses the Ritz-Carlton name and service standards from Marriott International. The building is not a hotel, has no transient rooms, and ownership does not carry unlimited reciprocity at other Ritz-Carlton properties. [Source: Saltleaf community guide] Buyers pay a premium for the brand, the service program and the ONVIA owner benefits, so we describe them accurately and we confirm what transfers to a buyer before we promise it. [Source: Marriott Bonvoy ONVIA program]
Condominium associations fall under Chapter 718, and the homeowners association disclosure summary in section 720.401 states that it does not apply to associations regulated under Chapter 718. [Source: Florida Statutes 720.401] A seller here therefore works from the condominium resale documents in section 718.503, and from whatever the master declaration requires, not from the homeowners association summary alone.
Saltleaf sits in Lee County taxing District 017, and the 2026 millage is 12.7942 mills, which buyers weigh against Collier County millage that runs 3 to 6 mills lower. [Source: Lee County Property Appraiser, 2026 Taxing District Millage Book] On a $5,000,000 assessment that gap is about $15,000 to $30,000 a year, and a Naples-versus-Saltleaf buyer will do that math before they make an offer. [Source: Saltleaf community guide]
The North Tower is projected for delivery in the second quarter of 2027, and the developer's master plan describes a third tower, villas and further amenities without filed plans yet. [Source: London Bay Development Group, Saltleaf portfolio page] A resale seller competes with the developer's remaining inventory and, from 2027, with a second wave of first-time owners. Pricing and timing decisions here start from that fact.
If you want to know how these six differences apply to your own residence, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Saltleaf, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Saltleaf's sales record is a county record, not an MLS record: Lee County logged 95 qualified South Tower closings from April 13 to July 31, 2026, all first sales from the developer, while the Southwest Florida MLS logged two. That is why we lead with the county figure and split builder-direct sales from resales.
Data updated: October 2026
We built the recorded-sales count from the Lee County Property Appraiser's public sales files, counting only DOR-qualified sales (transfer codes 01 and 02) and matching each deed by parcel and date so no sale counts twice. [Source: Lee County Property Appraiser] The South Tower's 113 parcels are listed under the condominium name "Bayview South Tower A Condo" at 5100 Seagrass Blvd, one more than the 112 residences we state for the tower.
| Lee County recorded sales, 12 months since September 2025 | Sales | Median | Low | High |
|---|---|---|---|---|
| All qualified sales | 95 | $4,400,000 | $2,805,000 | $13,636,540 |
| Builder-direct (first sale of a new home) | 95 | $4,400,000 | $2,805,000 | $13,636,540 |
| Resale | 0 | n/a | n/a | n/a |
Source: Lee County Property Appraiser sales files, county index built September 27, 2026, newest South Tower deed July 31, 2026. One further deed in the file is not DOR-qualified and is excluded. The 12-month window already holds 10 or more sales, and the recorded volume is $438,631,291.
By this count about 85% of the South Tower's 112 residences now have a recorded qualified closing (95 of 112). That is a fact about the developer's sell-through, and it is also the reason no resale has appeared yet.
The deeds cluster tightly around the tower's opening, which tells a seller how to read the prices.
| Month of recorded deed | Closings | Recorded volume |
|---|---|---|
| April 2026 (from April 13) | 66 | $291,328,851 |
| May 2026 | 21 | $95,172,400 |
| June 2026 | 3 | $16,425,000 |
| July 2026 | 5 | $35,705,040 |
Source: Lee County Property Appraiser sales files, DOR-qualified sales in Bayview South Tower A Condo, index built September 27, 2026.
Sixty-six of the 95 deeds recorded in the first three weeks after the tower opened. Those prices were set by purchase contracts signed earlier, many of them during the pre-construction sales that reached about 90% of the South Tower by January 2025. [Source: Saltleaf project news archive] A recorded price is therefore the price of a contract, not the price a buyer would negotiate today.
Only 3 Saltleaf closings appear on the Southwest Florida MLS in the 12 months to October 21, 2026, and the same three appear over the last 24, 36 and 60 months, so the MLS never reaches 10 closings in any window. The May and July closings have matching recorded deeds in the county file, so the 95 above already includes them, and nothing is counted twice. The October 14 closing came after the county file’s September 27, 2026 index, so it is not in the 95, and the public record does not yet show whether it was a first sale from the developer or a resale.
The county matches the MLS to the dollar on both of the closings it covers. The $13,636,540 deed records on July 7, 2026 and the MLS closing date is July 8, and the $2,805,000 deed and the MLS closing are both May 19, 2026. Our October 21, 2026 MLS pull covered the Estero map areas, and every Saltleaf listing in it is coded to one of them. The county file shows why the MLS count is small: every one of the 95 recorded sales is a first sale from the developer, not a sale the MLS pull missed.
Most homes here sell direct from the developer and never reach the MLS. Where county qualified sales exceed MLS closings by more than 20%, we lead with the county count and split builder-direct sales from resales, which is the case here by about 47 to 1. An MLS-only view would tell you Saltleaf barely trades, and the county file tells you that 95 residences changed hands in four months.
The county files carry price and date but not days on market, list price or sale-to-list ratio, so those figures come from the three MLS closings only. The county file also does not carry the living area for these condominium parcels, so we quote price per square foot only for the three MLS sales and for the current asking prices. We do not quote months of supply, because three closings in a year cannot carry a rate.
Saltleaf has 224 residences in two 22-story towers, and 95 of the South Tower's 112 have recorded a first sale, so pricing and selling a resale here rewards local knowledge. If you are selling, get a free Saltleaf home valuation or Call Jesse direct at (239) 898-6072. If you are buying, start with how we represent buyers in Estero or Call Marc at (239) 287-5873.
Saltleaf residences have sold for $2,805,000 to $13,636,540, with a recorded median of $4,400,000 across 95 first sales; most fall between $3,000,000 and $5,000,000, and the recorded price rises with the floor and varies by stack. The three MLS closings, listed below individually, are the only sales with days on market and list price.
Data updated: October 2026
Because there are fewer than 10 closings, we list the sales themselves rather than a median.
| Closed | MLS beds and baths | Living area (MLS) | List price | Sold price | Sold as % of list | Sold per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| October 14, 2026 | 3+Den/3(1) | 3,610 sq ft | $4,625,000 | $4,625,000 | 100.0% | $1,281 | 56 |
| July 8, 2026 | 4+Den/4(1) | 6,250 sq ft | $15,235,000 | $13,636,540 | 89.5% | $2,182 | 48 |
| May 19, 2026 | 2+Den/3(0) | 2,628 sq ft | $2,805,000 | $2,805,000 | 100.0% | $1,067 | 63 |
Source: Southwest Florida MLS (Matrix), closed residential sales in Saltleaf on Estero Bay, pulled October 21, 2026. The MLS prints beds and baths as bedrooms plus den, full baths, and half baths in parentheses.
The July sale was listed at $15,235,000, the same figure as the Penthouse Collection's May 2024 starting price in our community guide, and the MLS shows it at 6,250 sq ft, well outside the 2,628 to 3,885 sq ft standard plans. We do not know from the public record which residence it is, and we will not guess. The May sale is the record of a standard 2,628 sq ft plan, and it closed at exactly its list price after 63 days. The October sale is the first MLS record of a 3,610 sq ft plan: $4,625,000, its full list price, after 56 days, or $1,281 per square foot.
Across the 95 recorded sales, the prices fall into five bands.
| Recorded price band | Sales |
|---|---|
| Under $3,000,000 | 2 |
| $3,000,000 to $3,999,999 | 36 |
| $4,000,000 to $4,999,999 | 33 |
| $5,000,000 to $6,999,999 | 19 |
| $7,000,000 and above | 5 |
Source: Lee County Property Appraiser sales files, DOR-qualified sales in Bayview South Tower A Condo, index built September 27, 2026. The quartiles are $3,630,000 and $5,035,000.
Sixty-nine of the 95 sales, more than two out of three, closed between $3,000,000 and $5,000,000. Twenty-four closed at $5,000,000 or above, and five at $7,000,000 or above.
We read each residence's floor from its unit number, where the digits before the last two are the floor. On that reading the recorded price rises with height.
| Floors (from the unit number) | Sales | Median recorded price | Low | High |
|---|---|---|---|---|
| Floors 1 to 7 | 36 | $3,627,500 | $2,805,000 | $7,675,000 |
| Floors 8 to 14 | 31 | $4,225,000 | $3,230,000 | $6,340,000 |
| Floors 15 to 21 | 27 | $5,060,000 | $3,635,000 | $8,470,000 |
Source: Lee County Property Appraiser sales files, our grouping of unit numbers in Bayview South Tower A Condo. The residence numbered PH20, at $13,636,540, is shown separately below and is not in these rows.
The upper floors carry a median about 40% above the lower floors. Ranges overlap heavily, which is the whole point of a residence-specific valuation: a low-floor corner can outsell a high-floor interior stack.
The last two digits of a unit number identify its vertical stack, and the medians differ noticeably. We report the stacks by number and do not attribute views to them, because the public record does not say which way each faces.
| Stack (last two digits of the unit number) | Sales | Median recorded price | Low | High |
|---|---|---|---|---|
| 01 | 18 | $4,970,000 | $4,185,000 | $8,470,000 |
| 02 | 14 | $3,392,500 | $2,805,000 | $4,935,000 |
| 03 | 16 | $4,342,500 | $3,515,000 | $7,370,000 |
| 04 | 16 | $4,001,204 | $3,530,000 | $5,435,000 |
| 05 | 15 | $3,685,000 | $3,155,000 | $5,410,000 |
| 06 | 15 | $5,490,000 | $4,620,000 | $7,675,000 |
Source: Lee County Property Appraiser sales files, our grouping of unit numbers in Bayview South Tower A Condo. The stack 04 median is the average of the two middle sales, $4,001,203.50, rounded.
Stack 06 has the highest median and stack 02 the lowest, a spread of about $2.1 million. Which stack you own moves your price more than almost any repair or upgrade.
The five highest recorded prices were PH20 at $13,636,540 (July 7, 2026), unit 2101 at $8,470,000 (July 9), unit 706 at $7,675,000 (June 17), unit 2001 at $7,560,000 (April 24) and unit 2003 at $7,370,000 (April 20). Unit 706 recorded well above the other floor-seven sales, and the public record does not say why, so we treat it as an exception until a document tells us otherwise.
Recorded prices set a floor of evidence, not a ceiling. They show what buyers paid the developer under contracts signed as far back as 2023, and a resale is priced against today's buyers, today's insurance market and today's competing listings. The next sections show where those diverge.
Sixteen Saltleaf residences were listed for sale on October 21, 2026, asking from $3,828,000 to $8,245,000 with a median of $5,705,000, or about $1,644 per square foot, and 14 had been listed 90 days or more. Two more were pending on the same pull: a 6,250 sq ft residence listed at $15,905,000 and a 3,885 sq ft residence listed at $8,845,000. Those asking prices are the competition your listing meets on its first day.
Data updated: October 2026
| List price | MLS beds and baths | Living area (sq ft) | List price per sq ft | Days on market so far |
|---|---|---|---|---|
| $8,245,000 | 4+Den/4(1) | 3,885 | $2,122 | 90 |
| $7,795,000 | 4+Den/4(1) | 3,885 | $2,006 | 91 |
| $7,525,000 | 4+Den/4(1) | 3,885 | $1,937 | 95 |
| $7,295,000 | 4+Den/4(1) | 3,885 | $1,878 | 63 |
| $6,415,000 | 4+Den/4(1) | 3,885 | $1,651 | 90 |
| $6,005,000 | 2+Den/3(0) | 2,628 | $2,285 | 95 |
| $5,930,000 | 4+Den/4(1) | 3,885 | $1,526 | 119 |
| $5,910,000 | 3+Den/3(1) | 3,610 | $1,637 | 92 |
| $5,500,000 | 2+Den/3(0) | 2,628 | $2,093 | 90 |
| $4,999,900 | 3 Bed/3(1) | 3,610 | $1,385 | 146 |
| $4,995,000 | 2+Den/3(0) | 2,628 | $1,901 | 148 |
| $4,125,000 | 3+Den/3(1) | 3,610 | $1,143 | 133 |
| $4,110,000 | 3+Den/3(1) | 3,610 | $1,139 | 119 |
| $3,870,000 | 2+Den/3(0) | 2,628 | $1,473 | 92 |
| $3,845,000 | 2+Den/3(0) | 2,628 | $1,463 | 133 |
| $3,828,000 | 2+Den/2(1) | 2,628 | $1,457 | 40 |
Source: Southwest Florida MLS (Matrix), active Saltleaf listings on October 21, 2026, pulled by McGreevy and Comisar. Days on market is the MLS count so far. Asking price per square foot is our arithmetic, list price divided by MLS living area.
| Living area (MLS) | Active listings | Asking range | Median asking price | Median asking per sq ft | Median days on market so far |
|---|---|---|---|---|---|
| 2,628 sq ft | 6 | $3,828,000 to $6,005,000 | $4,432,500 | $1,687 | 93.5 |
| 3,610 sq ft | 4 | $4,110,000 to $5,910,000 | $4,562,450 | $1,264 | 126 |
| 3,885 sq ft | 6 | $5,930,000 to $8,245,000 | $7,410,000 | $1,907 | 90.5 |
Source: Southwest Florida MLS (Matrix), active Saltleaf listings on October 21, 2026, grouped by MLS living area.
The 3,885 sq ft plans ask a median $7,410,000 and the 2,628 sq ft plans $4,432,500. The 3,610 sq ft plans carry the lowest asking price per square foot, a median $1,264, and the longest wait, a median 126 days on market so far.
The median ask of $5,705,000 is about 30% above the $4,400,000 recorded median, and the gap is wider inside a plan. The one MLS closing of the 2,628 sq ft plan was $2,805,000, and the six active 2,628 sq ft listings ask $3,828,000 to $6,005,000, a median about 58% higher. The 3,610 sq ft plan now has one MLS closing too, $4,625,000 on October 14, 2026, just above that plan’s $4,562,450 median ask. Those closings are contracts from an earlier market and the asks are today's hopes, so neither side tells the whole story, and the buyer's appraiser will look at both.
The median active listing has been on the market 93.5 days, the range is 40 to 148 days, and 14 have passed 90 days. The three closed sales took 48, 56 and 63 days. A price that sits past 90 days signals a listing above what buyers accept, and the buyer of a $5,000,000 residence reads the days on market before the price history.
Your listing will be read against 16 others and against the recorded deeds. The winning approach is to price each residence against its own plan, floor and stack, with the recorded ladder above and the live competition in view, and to be ready to explain why your residence differs from the one asking $1,000,000 less. That is a conversation we have with owners every week.
Saltleaf and West Bay Club are the two Estero waterfront communities most often weighed against each other, and they draw different buyers: Saltleaf offers new condominium towers with a licensed Ritz-Carlton brand and public-access golf, while West Bay Club offers an established gated community with an equity golf club. Both have no CDD, and the market records could hardly differ more.
Data updated: October 2026
| Decision point | Saltleaf on Estero Bay | West Bay Club |
|---|---|---|
| Home types | 224 residences in two 22-story condominium towers, 112 per tower | Roughly 704 residences built across nine neighborhoods, condominiums and single-family homes, about 790 with a tower due in 2027 |
| MLS closings, 12 months to October 21, 2026 | 3 | 51 |
| MLS closed prices, 12 months | $2,805,000, $4,625,000 and $13,636,540, listed individually | $485,000 to $4,500,000, median $907,000 |
| County-recorded qualified sales, 12 months | 95, all builder-direct | Not pulled for this page |
| Median sold price per sq ft, 12 months | Three sales: $1,067, $1,281 and $2,182 | $419 |
| Days on market, closed sales | 48, 56 and 63 | Median 85 |
| Sold price as % of list | 89.5%, 100.0% and 100.0% | Median 93.5% |
| Active listings, October 21, 2026 | 16, median ask $5,705,000, 2 pending | 33, median ask $1,050,000, 15 pending |
| Months of supply | Not quoted, three closings | 7.8 |
| Closings, 24 / 36 / 60 months | 3 / 3 / 3 | 82 / 120 / 193 |
| Median sold, 24 / 36 / 60 months | Not quoted, three sales | $1,025,000 / $990,000 / $980,000 |
| Golf | Saltleaf Golf Preserve, Raymond Floyd design, Troon managed, open to the public with membership programs | Member-owned equity club, Pete and P.B. Dye course, Premier membership capped at 290 |
| Community Development District | None | None |
| Era | South Tower opened April 2026; North Tower projected Q2 2027 | First residents in 1998 |
Source: Southwest Florida MLS (Matrix), same October 21, 2026 pull for both communities; Lee County Property Appraiser sales files for the Saltleaf county figure; Saltleaf community guide and West Bay Club community guide for the community facts. Months of supply is active listings divided by 12-month closings over 12.
A West Bay Club seller has 51 recent sales to point to and a $907,000 median. A Saltleaf seller has three and a recorded ladder. Your buyer's appraiser will therefore lean on the recorded deeds and on the asking prices of your neighbors, and the strongest thing we can do is put those facts in the listing file before the buyer asks. West Bay Club's own trio of pages is being published alongside this one, and we will link its seller guide when it is live.
A buyer who asks about both is usually weighing a new tower against an established community, and the comparison turns on three things you can prepare for. The first is the carry: Saltleaf's Lee County millage and two-tier condominium assessments against West Bay Club's assessments and equity dues. The second is golf: public access with resident perks against a capped equity membership. The third is the insurance file for a 22-story building against a mix of buildings. Your listing should answer all three in advance.
Saltleaf wins on newness, storm engineering designed after Hurricane Ian, a marina, a five-acre amenity deck and a service program. West Bay Club wins on record: 51 closings in a year, a private Gulf beach club, and an established club community. A listing that leans into what Saltleaf actually offers, without pretending to an established resale history it does not yet have, is the honest and effective way to sell against it. [Source: Saltleaf community guide] [Source: West Bay Club community guide]
Now is a workable time to sell at Saltleaf for an owner who prices to the evidence, because 16 residences are listed against a first-generation market with only 3 MLS closings and no county-recorded resale, so buyers have little proof of value. The strongest case for selling before the North Tower delivers in 2027 is scarcity, and the strongest case for waiting is a deeper record.
Data updated: October 2026
Only 16 residences compete with yours, the tower is new enough that buyers look at it first, and the North Tower's 112 additional residences are not delivered until 2027. [Source: Saltleaf community guide] A residence that is correctly priced, presented and documented has the field largely to itself, and sellers who list before more supply arrives avoid the comparison with a second wave of new owners.
The record deepens as resales close, and each recorded resale gives your appraiser and your buyer a datapoint they do not have today. A seller who does not need to sell this season may prefer to wait for evidence, and we model both paths against your carrying costs, including the Lee County millage and the condominium assessments, so the choice is informed. That includes the Save Our Homes cap and portability if you are moving to another Florida homestead. [Source: Florida Statutes 193.155]
Freddie Mac's 30-year fixed average was 7.24% for the week of October 29, 2026. [Source: Freddie Mac Primary Mortgage Market Survey] At that rate the principal and interest on a $3,080,000 loan, 70% of a $4,400,000 price, is about $20,990 a month over 30 years. Buyers at this level choose their own structure, and we do not know the cash share of Saltleaf buyers because the public record does not say, so we do not guess.
Florida's property insurance market is a live variable for every buyer, and a 22-story building adds a master policy, an owner policy for interiors, loss assessment coverage and often private excess flood. [Source: Florida Office of Insurance Regulation] We ask each owner for the master policy declarations page and their own policy summary before we list, because the buyer's insurance broker will ask for them within days of contract. [Source: Saltleaf community guide]
The developer's first deeds recorded in April 2026, so the seasonal pattern in the county record reflects the tower opening and not the market, and we will not draw a seasonal conclusion from it. In general, Southwest Florida's seasonal buyers tend to tour from late fall through spring, and a residence that is documented and photographed before the new year meets them on the first tour. That is our experience, not a Saltleaf statistic.
We price a Saltleaf residence by placing it on the recorded ladder for its tower, floor band and stack, comparing it with the plan-by-plan asking prices of the 16 competing listings, adjusting for view, terrace, finish, parking and storage, and testing the number against what a buyer's appraiser can support. The result is a defensible range, not a hope.
We start from the 95 recorded sales and place your unit by floor band and stack. A floor 16 residence in stack 06, for example, is compared with the upper-floor, stack 06 deeds, not with the tower median of $4,400,000. Then we note the date, because a deed recorded in April 2026 reflects a contract signed earlier.
We read all 16 active listings, their plan, price per square foot, price changes and days on market. A residence asking above its plan's median and past 90 days is a warning, and one that has changed price twice tells us where buyers pushed back. Your price has to make sense next to those.
The features that move a Saltleaf value are the ones the deed does not show: the view orientation, terrace footage, the Meyer Davis finish package the owner selected, upgrades since delivery, the two assigned garage spaces and any added parking, storage units and cabanas, and whether the owner holds a marina slip lease. [Source: Saltleaf community guide] We measure each against the recorded and asking record rather than assuming a premium.
A buyer's lender orders an appraisal that will lean on recorded sales and on the sale contract, and in a thin market appraisers face the same scarce data we do. We assemble a comparable file for the appraiser in advance, with the deed dates, the contract context and the adjustments, which is worth more here than in a community with hundreds of closings.
We hand you a recommended list price, an expected sale range, and a plan for what we do if the market says no. A luxury listing that sits loses more value than an aggressive price does, and the days on market shown above are why we say so.
The developer's original price sheet is a starting point, not a valuation, because it reflects a pre-construction market and remaining inventory. Automated online estimates cannot see floor, stack, terrace or finish, and they have almost no comparable sales here. Our community guide notes the developer's documented range of $772 to $1,191 per square foot for standard residences, while current asking prices run $1,139 to $2,285 and the three MLS sales closed at $1,067, $1,281 and $2,182 per square foot, which shows how much a per-square-foot rule of thumb misses. [Source: Saltleaf community guide]
We market a Saltleaf residence with cinematic video, aerial and drone capture of the Estero Bay frontage and the towers, professional architectural photography, floor plans and 3D tours, and placement in front of our private buyer database and the agent network that brings luxury buyers. Discretion is an option, not an afterthought.
The towers, the bay, the marina and the amenity deck are the hero of the listing, and the interior is a curated design that buyers expect to see photographed well. Every Saltleaf listing gets professional architectural photography, aerial and drone footage, cinematic video and floor plans, and an occupied residence is photographed around the owner's schedule and privacy.
Luxury Saltleaf buyers rarely start on a public portal. They come through agent-to-agent networks, private buyer lists, and out-of-state and international referrals, and we market into all of them. Our team has closed more than 4,000 transactions across Southwest Florida, and the relationships behind that number are how a listing reaches a qualified buyer before it reaches the public.
We assemble the buyer's due diligence file at listing: the recorded deed, the tower declaration and rules, the current operating budget, assessment statements, the master association documents, the insurance summaries and any slip, golf or benefit terms. A buyer at this price will ask for every one, and a listing that answers first earns the offer before a competitor's does.
Some owners prefer not to advertise. Off-market and limited-exposure sales are available, and they trade reach for privacy. We show you both scenarios with numbers, because less exposure can mean a lower price, and the choice belongs to you.
Many Saltleaf owners live elsewhere for part of the year. We coordinate showings, photography and vendors on site, manage the documents electronically, and keep you informed at every step, so you do not need to fly down to sell.
We negotiate a Saltleaf contract ourselves, from the first offer through the buyer's inspection and document review to the closing table, using the recorded ladder and the live competition as leverage. Jesse and Marc handle the negotiation personally, and we explain every term to you in plain language before you sign.
We read an offer against the whole record, not just the number: the deposit, the financing or cash terms, the closing date, the inspection period and the buyer's condominium document review. At this price, terms often decide which of two similar offers is stronger.
A condominium buyer has a statutory right to review the governing documents and, within the statute's window, to cancel. [Source: Florida Statutes 718.503] We deliver the documents at the start so the buyer's clock starts early and no surprise arrives in the last week.
New-construction residences have warranties and punch lists of their own, and a buyer will ask what remains. We identify what is the developer's, what is the association's and what is yours before the inspection, so the request lands with the right party.
Buyers at this level will negotiate price and, sometimes, fees and closing costs, and the buyer-side commission is a separate, negotiable decision after the NAR settlement. [Source: NAR, what the settlement means] We show you the net effect of each concession on your bottom line before you answer.
We manage the estoppel certificate, the association approval if one applies, the payoff, the tax proration and the title work with the closing agent so the closing date holds. A delay in any one of them is the usual reason a luxury closing slips.
In Lee County the seller customarily pays the deed's documentary stamp tax at $0.70 per $100 and the owner's title insurance premium, plus the commission you negotiate, the condominium estoppel fee and the closing agent's fees. At the $4,400,000 recorded median, doc stamps are $30,800 and the promulgated title premium is $13,575.
Data updated: September 2026
Florida law does not assign closing costs to either party, so the contract controls, and local custom fills any gap. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. In Collier County the buyer customarily does, which is a difference a Naples-comparing buyer may raise. [Source: Florida title insurance overview]
| Line item | Who customarily pays in Lee County | Amount or basis |
|---|---|---|
| Listing commission | Seller | Negotiated, no set rate |
| Buyer-agent compensation | Seller, only if the seller chooses to offer it | Negotiated, offered off-MLS |
| Deed documentary stamp tax | Seller | $0.70 per $100 of price, section 201.02 |
| Owner's title insurance premium | Seller | Promulgated rate, Rule 69O-186.003 |
| Title search and settlement fee | Follows the closing agent | Commonly $500 to $1,500 for the settlement fee, varies |
| Condominium estoppel certificate | Seller | Capped by statute at $299, plus $119 rush and $179 if delinquent |
| Municipal lien search | Seller, customarily | Varies |
| Deed recording | Buyer | Set by section 28.24 |
| Property tax proration | Credit from seller to buyer | Seller's days over 365 times the annual tax |
Sources: Florida Statutes 201.02, Florida Administrative Code 69O-186.003, Florida Statutes 718.116 and the 2024 HB 979 analysis, and our shared cost-of-selling research. The contract controls over local custom. [Source: Florida Statutes 201.02] [Source: Florida Administrative Code 69O-186.003] [Source: Florida Statutes 718.116] [Source: HB 979 (2024) staff analysis]
These are examples for illustration, not quotes. Commission is shown at an example 2.5% because there is no set rate.
| Item | With a 2.5% buyer-agent offer | Without a buyer-agent offer |
|---|---|---|
| Sale price | $4,400,000 | $4,400,000 |
| Listing commission (example 2.5%) | $110,000.00 | $110,000.00 |
| Buyer-agent compensation (example 2.5%, optional) | $110,000.00 | $0.00 |
| Deed documentary stamp tax | $30,800.00 | $30,800.00 |
| Owner's title premium (promulgated) | $13,575.00 | $13,575.00 |
| Title search and settlement fee (estimate) | $1,400.00 | $1,400.00 |
| Municipal lien search (estimate) | $200.00 | $200.00 |
| Estoppel certificate (statutory cap, current account) | $299.00 | $299.00 |
| Estimated total seller costs | $266,274.00 (6.05%) | $156,274.00 (3.55%) |
| Estimated net before mortgage payoff and tax proration | $4,133,726.00 | $4,243,726.00 |
Source: our arithmetic from Florida Statutes 201.02, Rule 69O-186.003 and section 718.116; title premium at $575 for the first $100,000, $5.00 per $1,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000.
| Item | With a 2.5% buyer-agent offer | Without a buyer-agent offer |
|---|---|---|
| Sale price | $2,805,000 | $2,805,000 |
| Listing commission (example 2.5%) | $70,125.00 | $70,125.00 |
| Buyer-agent compensation (example 2.5%, optional) | $70,125.00 | $0.00 |
| Deed documentary stamp tax | $19,635.00 | $19,635.00 |
| Owner's title premium (promulgated) | $9,587.50 | $9,587.50 |
| Title search and settlement fee (estimate) | $1,400.00 | $1,400.00 |
| Municipal lien search (estimate) | $200.00 | $200.00 |
| Estoppel certificate (statutory cap, current account) | $299.00 | $299.00 |
| Estimated total seller costs | $171,371.50 (6.11%) | $101,246.50 (3.61%) |
| Estimated net before mortgage payoff and tax proration | $2,633,628.50 | $2,703,753.50 |
Source: our arithmetic, same method as above.
Above $5,000,000 the title premium follows further tiers in the same rule, and at $13,636,540 the doc stamp tax alone is $95,456.20, so we compute those with your title company for your actual price. [Source: Florida Department of Revenue, documentary stamp tax]
Since August 17, 2024, offers of buyer-broker compensation can no longer appear on the MLS, and a buyer's agent needs a written agreement stating a specific compensation before touring. [Source: NAR, what the settlement means] Commissions are negotiable and not set by law, and a seller may still offer to pay or contribute toward the buyer's agent, off-MLS. [Source: NAR settlement FAQs] We give you the net effect of each choice before you decide.
The association issues an estoppel certificate stating what you owe, and the statute caps the fee at $299 for a current account, plus $119 if expedited and $179 more if delinquent. [Source: Florida Statutes 718.116] A Saltleaf sale involves the tower association, and possibly the master association, so we order early and confirm whether more than one certificate is needed.
Florida taxes are assessed on a calendar year and paid in arrears, so a closing before the bill is issued credits the buyer with the seller's days of ownership, computed from the best available figure. [Source: Florida Department of Revenue, property tax] On a new-construction residence the first full assessment may differ from the price, so your closing agent will show the basis they used, and we review it with you.
We have not included your mortgage payoff, the tax proration, any capital gains tax, or any resale transfer or capital charge your tower or the master association may impose at closing, because those depend on your loan, your bill and your recorded documents. We ask for the documents and put the numbers on your net sheet before you list.
A Saltleaf condominium seller owes the buyer the condominium resale documents under section 718.503 and must disclose known material defects under Johnson v. Davis, and the homeowners association summary in section 720.401 does not apply to associations regulated under Chapter 718. Which regime governs the master association is a question for the recorded declaration. This is information, not legal advice.
Data updated: September 2026
For a resale, section 718.503 requires the unit owner to provide the buyer the governing condominium documents and a current question-and-answer sheet, and the buyer has a statutory window to cancel. [Source: Florida Statutes 718.503] We prepare these at listing so the review clock starts on day one.
Section 720.401 requires a homeowners association disclosure summary before a buyer signs, but subsection (2) says the section does not apply to associations regulated under Chapters 718, 719, 721 or 723. [Source: Florida Statutes 720.401] Saltleaf's two towers are condominiums, so the condominium documents apply to your sale. The community guide describes a master owners' association over the towers, and we have not confirmed which chapter governs it. Your closing agent or attorney will confirm which set of documents your sale requires, and we route you there.
If the recorded master declaration restates a disclosure duty or requires a transfer charge, that would be a covenant on top of the statutes. We read the recorded instrument for that language before we list, and we do not assume the answer. Where a figure is unpublished, we hold the figure and state the structure: who owes what, and when.
Under Johnson v. Davis, a seller who knows of facts materially affecting value that a buyer cannot readily see must disclose them, and an AS IS clause does not remove that duty for residential property (Johnson v. Davis, 480 So. 2d 625, Fla. 1985). Completing the Florida Realtors seller's property disclosure accurately is the cleanest way to meet it, and we walk you through it.
A buyer of residential property must receive the property tax disclosure summary in section 689.261 at or before contract, warning that a change of ownership can trigger reassessment. [Source: Florida Statutes 689.261] At Saltleaf's price level that warning is not a formality, because the buyer's tax will be computed on their price and Lee County's District 017 millage.
Section 718.112(2)(g) requires a structural integrity reserve study for condominium buildings of three or more habitable stories, and the reserves it funds cannot be waived by owner vote. [Source: Florida Statutes 718.112] The South Tower association is in developer control, and section 718.301 sets the triggers for turnover to owners. [Source: Florida Statutes 718.301] A buyer will ask about both, and we get the current status from the association before you list.
Your closing agent, and your own attorney if you choose one, decide which documents apply to your sale. We assemble everything we can, and we send you to counsel for anything that turns on the law. Every Florida seller should treat this section as a map of the questions, not as legal advice.
A Saltleaf buyer will pay the tower's condominium assessments, a master association charge, Lee County taxes at 12.7942 mills, and insurance for the interior, loss assessment and flood, and the amounts vary by residence. We do not publish an unverified monthly figure, because the tower budgets are in developer control and our community guide says the current amounts are not confirmed.
Data updated: September 2026
The community guide describes a master association assessment for common areas and a per-tower condominium assessment covering the master policy, reserves and 29 bundled Experience Studio services, with housekeeping billed separately. [Source: Saltleaf community guide] We ask the association for the current operating budget and the reserve study, and we put the actual figures in your listing file.
The bundled services include 24-hour concierge, valet, a private boat shuttle to the marina, continental breakfast, package handling and resident event programming, among others. [Source: Saltleaf community guide] A buyer weighs those services against the cost, and we make sure your listing describes what the assessment includes, and what it does not.
At 12.7942 mills, a $3,000,000 non-homestead assessment carries about $38,400 a year and a $5,000,000 assessment about $64,000, before any exemption. [Source: Lee County Property Appraiser, 2026 Taxing District Millage Book] For 2026 the homestead exemption removes $25,000 of assessed value from all levies and up to $26,411 more from non-school levies for a primary residence, and Save Our Homes caps annual growth in assessed value at 3% for homestead property. [Source: Florida Statutes 196.031] [Source: Florida Statutes 193.155]
Our community guide estimates combined owner insurance of $15,000 to $40,000 a year for a $5,000,000 to $15,000,000 waterfront high-rise unit, and it notes that master policies typically carry a 5% named-storm deductible. [Source: Saltleaf community guide] These are typical ranges, not quotes, and your buyer's broker will produce the real figures from the master policy declarations page.
The community guide's illustrative total for a $5,000,000 residence is roughly $110,000 to $150,000 a year before debt service, made of about $64,000 in tax, $30,000 to $50,000 in association fees and $20,000 to $40,000 in insurance. [Source: Saltleaf community guide] That is our estimate from typical ranges, and we use it to prepare you for the buyer's questions, not to quote a number.
Marina slips are leased annually through Saltleaf Marina Investments, LLC and are not deeded to the residences, so a slip does not automatically convey with your sale. Saltleaf Golf Preserve is open to the public with membership programs, and ONVIA owner benefits are Marriott program terms. We verify each before we market it.
The marina has 97 slips, 72 wet and 25 dry, with a 30-foot maximum vessel length, and slips are leased annually rather than deeded. [Source: Saltleaf community guide] We confirm the lease's assignment terms, the current rate and any resident priority with the marina before we mention a slip in your listing, so a buyer knows exactly what is included.
Saltleaf Golf Preserve is a Raymond Floyd design managed by Troon that opened in January 2024, and it is open to the public through daily-fee and member tiers. [Source: Saltleaf community guide] Because access is not an equity membership tied to the deed, your buyer does not inherit a membership from you, and we describe access accurately and confirm current terms.
The ONVIA program provides owner benefits tied to the Ritz-Carlton Residences, and the current schedule is in the ONVIA brochure. [Source: Marriott Bonvoy ONVIA program] Whether and how benefits transfer to a buyer is a term of the program and not something we assume, so we confirm it with the program before we advertise it.
The 29 bundled services are part of the tower's assessment, so they stay with the residence. Housekeeping is separate and billed per the published rate sheet. [Source: Saltleaf community guide] Buyers value the service package, and it is one of the strongest parts of a Saltleaf listing narrative.
Acqua Bistecca by Michael Mina opened on January 31, 2026 at 5500 Coconut Road, and the five-acre amenity deck and 36,000 square foot indoor amenity center are part of the tower community. [Source: Acqua Bistecca by Michael Mina] [Source: Saltleaf community guide] We describe them as they are, from the developer's own published materials.
Saltleaf's towers were designed after Hurricane Ian, with a South Tower lobby at 21.7 feet above sea level and a design wind speed of 180 mph, which is a strong fact for a seller. The FEMA flood zone for your parcel is not confirmed on our page, so we look it up on the FEMA map service center and put it in your file.
Data updated: October 2026
Hurricane Ian made landfall on September 28, 2022, and the South Tower groundbreaking followed in July 2023, so the towers were designed and permitted with Ian's lessons in view. [Source: NOAA National Hurricane Center, Hurricane Ian report] [Source: Saltleaf milestones] The community guide notes a South Tower lobby at 21.7 feet above sea level against the 19-foot surge London Bay cites for Ian. [Source: Building Design + Construction, August 2025]
The towers were designed under the Florida Building Code 8th Edition with ASCE 7-22 wind loads, at a 180 mph design wind speed in Exposure Category D, with impact-rated glazing throughout. [Source: Florida Building Commission, ASCE 7-22 wind loads fact sheet] [Source: Florida Building Code] Buyers who lived through Ian ask about exactly this, and we give them the engineering record in the listing file.
We have not confirmed the FEMA flood zone for the tower parcel, and the community guide says the Estero Bay waterfront position likely spans AE or coastal AE zones. [Source: Saltleaf community guide] Look up your address on the FEMA Flood Map Service Center, and we add the determination to your listing file. [Source: FEMA Flood Map Service Center]
Lee County and the City of Bonita Springs both hold a Community Rating System Class 5 rating, which gives NFIP policyholders a 25% discount off the standard rate. [Source: Lee County, CRS discounts] A buyer who needs flood coverage will value that, and the private excess flood market matters more than the NFIP cap at this price.
Florida Statutes 553.509 requires generators for life-safety and common-area systems in residential buildings of 75 feet or taller, and the 22-story towers exceed that height. [Source: Florida Statutes 553.509] The generator capacity is a detail we confirm from the declaration or the emergency plan before we state it.
Three sets of rules affect a Saltleaf sale: the tower condominium declaration and rules, the master association's documents, and the developer's own program terms for the marina, golf and services. We have not published leasing minimums, pet limits or approval procedures for Saltleaf, because we have not verified them, and we read the recorded documents for each seller.
Whether the tower allows short-term rentals, the minimum lease term and any cap on leasing are set in the recorded declaration and rules, and we do not know them from the public record. Your buyer, especially an investor, will ask, so we read the declaration and put the answer in your listing.
Some condominium associations require approval of a buyer, and move-in and move-out procedures apply in a service-oriented tower. The Experience Studio coordinates move-in and move-out as one of its bundled services. [Source: Saltleaf community guide] We confirm whether any approval applies and how long it takes.
Pet, vehicle and use restrictions are matters of the declaration and the rules, and we treat every one as unverified until we read it. A buyer with a large dog or a boat trailer will ask, and it is better to answer with a page number than with a guess.
Turnover to unit owners changes who sets the budget and the rules, and the South Tower is in developer control now. [Source: Florida Statutes 718.301] We ask the association for the turnover status, because a buyer who knows the board will change may adjust their offer.
Saltleaf's three MLS closings took 48, 56 and 63 days on the market, and the 16 current listings have been listed a median 93.5 days, so a well-priced residence has sold in about two months while most priced above the market have waited longer. Pricing to the recorded ladder is the main lever we control.
Data updated: October 2026
The October 2026 sale closed after 56 days at 100.0% of a $4,625,000 list price, the July 2026 sale after 48 days at 89.5% of a $15,235,000 list price, and the May 2026 sale after 63 days at 100.0% of list. Three sales do not make an average, and we show them because they are the record.
Of the 16 active listings, 14 have been on the market 90 days or more, and the longest has waited 148 days. The shortest, 40 days, is a $3,828,000 residence of 2,628 sq ft, reduced from $3,975,000. [Source: Saltleaf community guide]
After a contract, a condominium buyer reviews documents, obtains insurance and finances, and the closing follows the estoppel, payoff and title work. We manage that timeline and keep you informed of each step so the closing date holds.
Prepare a Saltleaf residence by assembling the documents first, confirming the flood zone and insurance summaries, presenting the interior in the curated style buyers expect, and clearing your calendar for showings on short notice. The documents and the photographs together decide whether a serious buyer moves quickly.
Gather your deed, the tower declaration and rules, the latest budget and assessment statements, any slip lease or golf agreement, your insurance summaries and your closing statement from the developer. We identify what is missing and request it.
The residences are designed interiors with impact-rated glass, and the bay and terrace are the main event. Remove clutter, keep window treatments open, and let the light and the water carry the photographs. We coordinate light staging when it will lift the number.
Confirm your parking spaces, any storage unit or cabana you own, the terrace footage and any upgrades you made since delivery, because buyers ask and the answers move price. [Source: Saltleaf community guide] We verify each against your closing documents.
Some owners prefer scheduled, accompanied showings and a buyer's proof of funds before a tour. We set that up, and we manage vendors so that access is controlled.
Your Saltleaf listing should describe the residence and the community factually: the tower, the floor, the plan size, the views, the terrace, the finishes, the services and the amenities, from the developer's published materials. It should not say who should live here, and it should not promise anything we have not verified.
Give the floor, the plan size, the bedrooms plus den, the baths, the terrace footage, the finish package and the view direction. Buyers at this level scan for facts, and the strongest listings state them plainly.
The towers, the marina, the golf preserve, the restaurant and the amenity deck are real and published. [Source: Saltleaf on Estero Bay official site] Describe what your buyer receives, and state clearly what is separate: slip leases, golf access and services billed apart.
Federal and Florida fair housing law prohibit discrimination in housing, and a listing should describe the property, not the people it suits. We write listings that describe the home and the community and leave the buyer to decide.
Saltleaf 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 the recorded sales in your tower and floor band, the three MLS closings and the live competition, with your fee stack, insurance file and net sheet beside it. There is no cost and no obligation.
Data updated: October 2026
You receive the recorded sales for your floor band and stack with dates, the three MLS closings, the live competition with days on market, your residence's place on the ladder with the reasons, the buyer's cost stack, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where recorded prices run from $2,805,000 to $13,636,540, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your unit number, your timeline and the one thing you are most worried about, and you will get a straight answer.
Saltleaf sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a two-tower condominium community with 95 developer first sales and three MLS closings rewards pricing against the recorded ladder and a documents file ready on day one. Sixteen residences already compete for the same buyer.
Data updated: October 2026
If you are searching for the best Saltleaf listing agent, or thinking, "I need to sell my Saltleaf condo," here is the short version of everything above. We place your residence on the recorded ladder for its floor band and stack. We build the documents file (condominium documents, estoppel, master association papers, insurance summaries, flood determination) before the first showing. We market to the buyers who buy at this level, and we negotiate every offer ourselves, through the review window and the closing table.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the county record, the MLS and the live competition. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
Listing before the North Tower's projected second-quarter 2027 delivery means your residence competes with 16 listings and the developer's remaining inventory, not with 112 more first-time owners. That is an argument for readiness, not for a rushed price, and we model both timelines against your carrying costs. [Source: Saltleaf community guide]
It can be, or more. The recorded median is $4,400,000 and the current median ask is $5,705,000, and neither is your price. Your floor, stack, view and finish decide it, and we compare your residence with the deeds and the asking prices for its own plan before we recommend a number.
Read the recorded ladder for your floor band and stack, then compare your list price with it and with the plan's median ask. Fourteen of the 16 active Saltleaf listings have waited 90 days or more, and the fix is usually price or presentation, not patience. We will review your listing with you.
We recommend it. A condominium seller owes the buyer the governing documents under section 718.503, so ordering the documents and the estoppel at listing starts the buyer's review clock on day one. [Source: Florida Statutes 718.503]
Yes. An estate, a health change or a personal preference for privacy is often better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers before you choose.
Ask each team three things: its comparable set for your floor and stack, its explanation of the two-tier association structure, and its plan for the documents and insurance file. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Saltleaf 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.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
Pricing is where a thin-record sale is won or lost, and a recommendation that proves right against the record is what an owner needs from a listing team.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many Saltleaf owners are seasonal, and we coordinate the residence on site, work through the association paperwork and keep the owner informed at every step.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
At this price, buyer feedback is the market speaking, and we share every piece of it as it arrives.
The reviews above sit beside a record that owners can check:
Saltleaf specialists matter because the facts that decide a sale live in documents, not in a listing feed: two condominium associations, a master association, a licensed brand, leased slips, a public-access golf course, a Lee County tax rate, a floor-and-stack price ladder and a thin MLS record that hides 95 developer sales.
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 at Saltleaf means the recorded 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, vendors and the on-site coordination 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 Saltleaf residence off the tower median without the floor and stack, quote the MLS record and miss the 95 county sales, hand the buyer an HOA summary when the towers are condominiums, wait until contract to order the estoppel, promise a slip or a benefit that does not transfer, or forget the Lee County tax comparison. None of those mistakes is exotic, and each one costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. If you own in more than one community, or you are comparing notes with a neighbor, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The wider market picture for the village is on our Estero community hub.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Saltleaf sellers often buy again in Southwest Florida, sometimes a Naples tower, sometimes a home in another Estero community, and we run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home. [Source: Florida Statutes 193.155] Homestead status is fixed on January 1 each year, and we sequence both closings around it.
If your next home is a golf community, a newer single-family house or a condominium elsewhere, our guide to buying a home in Estero walks through the contract, inspection and approval steps. Our Saltleaf buyer guide is being published alongside this page.
Planning two transactions at once is where a full-service team helps most, and the record behind it is:
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Saltleaf owners ask these questions before they sell, and each answer below is written for a Lee County condominium seller with a thin resale record, in a single paragraph with its source. They cover price, timing, documents, costs, taxes, slips and golf, insurance, developer control and the choices around waiting.
Data updated: October 2026
Sellers list with McGreevy and Comisar because the answers below show up in the price:
Lee County recorded 95 qualified South Tower closings between April 13 and July 31, 2026, all first sales from the developer, and the Southwest Florida MLS shows three Saltleaf closings in the last 12 months, at $13,636,540, $4,625,000 and $2,805,000. The county figure is the fuller record here, because most homes sell direct from the developer. [Source: Lee County Property Appraiser]
The recorded median across the 95 South Tower sales is $4,400,000, with a range of $2,805,000 to $13,636,540. We quote no MLS median, because three closings are not a market, and we list those three sales individually instead. The median of first sales is not the price of a resale today.
The Lee County file shows no recorded resale in the South Tower as of its September 27, 2026 index, and the MLS shows three closings: two matched to developer deeds, and one on October 14, 2026 that is newer than the county file. The resale record will build slowly as owners sell, which makes every recorded resale valuable evidence for the next one.
The three MLS closings were $1,067, $1,281 and $2,182 per square foot, and the 16 active listings ask from $1,139 to $2,285, a median of $1,644. Our community guide notes a developer-disclosed range of $772 to $1,191 for standard residences, so we treat per-square-foot figures as a cross-check, not as a price. [Source: Saltleaf community guide]
The three MLS closings took 48, 56 and 63 days on the market, and the 16 current listings have been on the market a median 93.5 days, with 14 at 90 days or more. A correctly priced residence has sold in about two months, and an over-priced one waits.
We do not quote months of supply for Saltleaf, because three closings in a year cannot carry a rate. What we can say is that 16 listings compete today, the developer's remaining inventory and the North Tower's 2027 delivery add supply, and buyers at this price are selective. We read it residence by residence.
The developer's price sheet reflects a pre-construction market and remaining inventory, while your buyer compares your residence with recorded deeds and with the 16 current asking prices. We place your unit on the recorded ladder by floor and stack, adjust for view, terrace and finish, and test the number against the live competition.
In the recorded sales, the upper-floor median of $5,060,000 sits about 40% above the lower-floor median of $3,627,500, and the stack medians run from $3,392,500 to $5,490,000. Those spreads are larger than most upgrades add, so we price by floor and stack first.
Not reliably. The median ask of $5,705,000 is about 30% above the recorded median, and only three MLS sales have closed, one at 89.5% of list and two at 100.0%. Asking prices are a competitor's hope, and closings are the evidence. We use both, and we weight closings.
In Lee County the seller customarily pays the $0.70 per $100 documentary stamp tax, the owner's title premium, the estoppel fee, the negotiated commission and the closing agent's fees. At $4,400,000 that is $30,800 in doc stamps and $13,575 in title premium, and the total runs about 3.6% to 6.1% of price depending on a buyer-agent offer. [Source: Florida Department of Revenue, documentary stamp tax]
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy. In Collier County the buyer customarily does. The contract controls, and nothing in the Florida Statutes dictates it. [Source: Florida title insurance overview]
The rate is $0.70 per $100 of consideration, rounded up. On a $2,805,000 sale that is $19,635.00, on $4,400,000 it is $30,800.00, and on $13,636,540 it is $95,456.20. [Source: Florida Statutes 201.02]
Commission is negotiable and not set by law, and we walk you through what is included and how it appears on your net sheet before you sign anything. Since August 17, 2024, any compensation offered to a buyer's agent is offered off-MLS, and a buyer needs a written agreement before touring. [Source: NAR, what the settlement means]
An estoppel certificate is the association's statement of what you owe at closing. Florida caps the fee at $299 for a current account, plus $119 if expedited and $179 more if delinquent, and the certificate is valid for 30 days, or 35 if sent by regular mail. [Source: Florida Statutes 718.116] We order it early.
Section 718.503 requires the seller to provide the governing condominium documents and a current question-and-answer sheet, and the buyer has a statutory cancellation window. Your closing agent or attorney confirms exactly which documents your sale requires, including anything the master association adds. [Source: Florida Statutes 718.503]
The homeowners association summary in section 720.401 does not apply to associations regulated under Chapter 718, and each Saltleaf tower is a condominium. The master association's regime is not confirmed on our page, so we read the recorded master declaration and confirm with your closing agent. This is information, not legal advice. [Source: Florida Statutes 720.401]
Yes, if you know of facts that materially affect value and a buyer cannot readily observe them. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), applies in Florida, and an AS IS clause does not remove the duty for residential property. We help you complete the seller's property disclosure accurately.
Section 689.261 requires a buyer of residential property to receive a summary at or before contract warning that a sale can trigger reassessment, so the seller's current taxes may not predict the buyer's. At Saltleaf's price level that matters, and we explain it in plain language. [Source: Florida Statutes 689.261]
Saltleaf sits in Lee County taxing District 017, where the 2026 millage is 12.7942 mills. That is about $38,400 a year on a $3,000,000 assessment and about $64,000 on $5,000,000, before exemptions. Verify the current rate at the property appraiser. [Source: Lee County Property Appraiser, 2026 Taxing District Millage Book]
Collier County's coastal millage runs 3 to 6 mills lower than Lee County District 017, which our community guide puts at about $15,000 to $30,000 a year on a $5,000,000 residence. Buyers who compare a Naples tower will raise it, and we prepare the answer. [Source: Saltleaf community guide]
No. The exemption belongs to the owner who qualifies, and a new owner must apply, so a buyer's first bill can be higher than yours. For 2026, $25,000 of assessed value is exempt from all levies and up to $26,411 more from non-school levies for a primary residence, and Save Our Homes caps annual growth in assessed value at 3% for homesteads. [Source: Florida Statutes 196.031]
It is a study of a condominium building's structural components that Florida requires for buildings of three or more stories, and its reserves cannot be waived by owner vote. Buyers now ask for it at every condominium sale, and Saltleaf's new construction is a story we want in your listing. [Source: Florida Statutes 718.112]
The South Tower association is in developer control, which means the developer holds the board majority until the statutory turnover in section 718.301. A buyer will ask when turnover happens, who sets the budget and whether reserves are funded, and we get the answers before you list. [Source: Florida Statutes 718.301]
Not automatically. Slips are leased annually through Saltleaf Marina Investments, LLC and are not deeded to the residences, so the lease's assignment terms decide. We confirm them with the marina before we mention a slip, and we never advertise a slip we have not verified. [Source: Saltleaf community guide]
Saltleaf Golf Preserve is open to the public through daily-fee and member tiers, so there is no equity membership to convey. Resident perks and current terms can change, so we confirm them and describe them accurately in the listing. [Source: Saltleaf community guide]
They are terms of Marriott's owner program, not of the deed, so we confirm with the program whether and how they pass to a buyer before we advertise them. The building is not a hotel, and ownership does not carry unlimited reciprocity at other Ritz-Carlton properties. [Source: Marriott Bonvoy ONVIA program]
The parcel's FEMA flood zone is not confirmed on our community page, which says the Estero Bay waterfront position likely spans AE or coastal AE zones. Look up your address on the FEMA Flood Map Service Center, and we add the determination to your listing file. Lee County holds a CRS Class 5 rating for a 25% NFIP discount. [Source: FEMA Flood Map Service Center]
They were designed after Hurricane Ian under the Florida Building Code 8th Edition with ASCE 7-22 wind loads, a 180 mph design wind speed, impact-rated glazing and a South Tower lobby at 21.7 feet above sea level. That engineering record is one of the strongest facts a Saltleaf seller has. [Source: Building Design + Construction, August 2025]
A buyer needs an owner policy for the interior, loss assessment coverage, often private excess flood, and the tower's master policy is paid through the assessment. Our community guide notes master policies typically carry a 5% named-storm deductible, and your buyer's broker will ask for the declarations page. [Source: Saltleaf community guide]
Selling now means competing with 16 listings and the developer's remaining inventory. Waiting until the North Tower delivers in the second quarter of 2027 means a deeper record and more supply. We model both against your carrying costs, including the Lee millage and assessments, so the choice is informed. [Source: Saltleaf community guide]
Yes. We coordinate showings, photography and vendors on site, handle documents electronically, and keep you informed, so you do not need to fly down. Many Saltleaf owners are seasonal, and this is part of how we list every residence.
Often, yes. Whether the tower allows leasing, and on what terms, is set by the recorded declaration and rules, which we read before we list. A tenant-occupied residence is shown around the tenant's schedule, and the sale is structured to respect the lease.
Start with a confidential conversation and a free valuation. Call or text Jesse direct at (239) 898-6072 or request your Saltleaf home valuation, and we review your tower, floor, stack, finish level and goals, then lay out the pricing range and the marketing plan.
Whether a pre-construction contract can be assigned depends on the developer contract, which we have not reviewed for any particular buyer. Bring us your contract, and we confirm what the developer permits and compare an assignment with closing and reselling. We do not assume the answer.
The MLS city is Bonita Springs and the mailing ZIP is 34134, in coastal Lee County served by the City of Bonita Springs, while the brand and the bay are Estero Bay. Our community guide explains the address in full. We compare your residence with the right set of neighbors, whichever name is on the deed. [Source: Saltleaf community guide]
No. The building is a residential condominium under a licensed Ritz-Carlton brand, with no transient rooms and no front desk that books guests. Owners receive defined program benefits, not hotel privileges everywhere. [Source: Saltleaf community guide]
Yes. Our team works the whole Naples, Bonita Springs and Estero luxury corridor, including the branded and coastal high-rise market Saltleaf competes with, so we can tell a buyer honestly how your residence compares. Our team has closed more than 4,000 transactions across Southwest Florida.
Jesse McGreevy and Marc Comisar are the local real estate experts for Saltleaf on Estero Bay, leading a Domain Realty Group team from an office in Bonita Springs, a short drive from the Coconut Road entrance. 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 Saltleaf realtor on Google. Read more about McGreevy and Comisar.
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.
Our credentials, stated once more:
McGreevy and Comisar are part of Domain Realty, Southwest Florida's full-service brokerage. Learn more at Domain Realty Group.
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).
Jesse McGreevy: (239) 898-6072 · [email protected] | Marc Comisar: (239) 287-5873
Selling? Start at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Every load-bearing fact on this page traces to a primary or official source: county sales files, statutes, government agencies, the developer's own materials and local news. There are no listing portals and no competitor content, and the market data is from the Southwest Florida MLS, pulled October 21, 2026.
The primary-source documents below are the receipts behind this guide: the county millage book, the condominium statutes, the estoppel fee analysis, the wind and storm references and the flood map service. All links go to the original official hosts.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.