Estero, Florida
Sell at The Island at West Bay Club in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Eight asks, no closed sales, and the contract, deposit, estoppel and turnover rules a seller needs. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Selling at The Island at West Bay Club is unlike selling anywhere else in Estero, because the tower is still under construction and no unit has ever closed. Our The Island at West Bay Club neighborhood guide sets out the building, and this page is the seller's side of it: what a contract holder can and cannot do before delivery, what a first resale owner will need, and how we price when there are no comparable sales. The tower sits inside West Bay Club, the gated golf-and-beach community in Estero, Florida, ZIP 33928.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we are Top 1% Real Estate Agents Nationally Since 2008. We say at the top what the record shows: eight active Southwest Florida MLS listings from $2,699,000 to $10,099,000, zero closings in five years, and a developer delivery target of mid-2027. A seller here is selling a contract, a plan set and a place in a queue today, and a finished residence only after a certificate of occupancy. Pricing it needs a method built for that, and this page lays the method out.
A word on the name, because search engines blur it. This page covers the tower being built inside West Bay Club, in Lee County, whose condominium association does not yet exist on the state's corporate register. It is not Island Towers on Estero Boulevard in Fort Myers Beach, it is not The Island at Wyndham Lakes Association, and it is not one of the other Estero neighborhoods that share words with West Bay Club names.
Two companion pages finish the set. If you want a written opinion of value, read our The Island at West Bay Club home valuation guide, and if you are also buying your next home, read our The Island at West Bay Club buyer's guide. For the rest of the community, see our guide to selling a home in West Bay Club.
McGreevy and Comisar are the best realtor for The Island at West Bay Club because a pre-construction tower rewards preparation more than any resale does. We read the Village ordinance, the statutes, the flood map and every active listing before advising a seller, and we say plainly where the public record stops and the contract begins.
If you're searching for the best realtor for The Island at West Bay Club in West Bay Club, Estero, whether you're ready to sell your The Island at West Bay Club home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers comparing the best real estate agents in Estero should ask each one what they can show from the record on a building that has not closed a single unit, and we answer that in the open below.
Recent The Island at West Bay Club track record (last 12 months): In the last 12 months The Island at West Bay Club has had 0 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), and none in the 60 months before that, because no unit has closed. It has 8 active listings at a median ask of $4,073,500 (n = 8, even, the mean of the middle pair $3,937,000 and $4,210,000), ranging from $2,699,000 to $10,099,000. 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.
In the last 12 months we tracked every one of the 8 active Island listings in the Southwest Florida MLS, and we tracked all 60 months of the tower's closing history, which is empty. Every number on this page carries its window, its count and its source.
For The Island at West Bay Club sellers: premium marketing, including cinematic video, drone and professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. For a contract holder the first task is reading the developer's contract for what it allows before closing, and for a future resale owner it is having the association's documents, estoppel and turnover paperwork in hand before the first showing.
Honors and recognition:
Selling at The Island at West Bay Club? Get a free home valuation or Call Jesse direct at (239) 898-6072. See what your The Island at West Bay Club residence is worth today.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
These are the points a seller at The Island at West Bay Club should carry into any conversation, each one sourced later on this page from the Southwest Florida MLS, the Village of Estero, Florida statutes or the developer's own published materials.
Selling at The Island at West Bay Club today means selling a position in an unfinished 86-residence tower, not a finished home. The market shows eight asks and no closings, the declaration is unrecorded, and delivery is targeted for mid-2027. This page serves contract holders, future resale owners and owners elsewhere in West Bay Club.
A contract holder bought from the developer and now wants out, or wants to move a reservation, before the building closes. Everything turns on the developer's contract: whether it allows assignment, whether it requires consent, what fee applies and how a deposit is treated. We have not seen the developer's form, so we say only what the statutes guarantee and what to ask for in writing.
A future resale owner closes on a finished residence after the certificate of occupancy and lists it later, into a building with a new association, a developer still selling and no history of resale prices. For that seller the work starts now: keep the contract, the incentive schedule and every disclosure document in one file, because they will be the paper a buyer asks for first.
Owners of condominiums and homes in the rest of the community do not sell the Island, but their buyers will compare it. A seller in Jasmine Bay or Westlake Court should know where the tower's asks sit, and we show that comparison further down. The community-wide playbook is on our West Bay Club seller guide.
We will not tell a seller here that a number is proven. A price can be argued from the developer's schedule, the eight asks and the closest built product, and each of those is a different kind of number. Our job is to say which is which, and to keep the discussion tied to documents instead of to a marketing date.
The Island at West Bay Club has no resale market yet. The Southwest Florida MLS shows zero closings in every window through September 29, 2026 and eight active listings from $2,699,000 to $10,099,000, and the county roll carries one land parcel and no recorded sale. This section reads the asks, lists every one, and names what cannot be measured.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area and list price. Medians use the mean of the middle pair when n is even, and every n is named. An asking price is not a sale price, and no figure below should be read as one. County recorded sales are never mixed with MLS square-foot figures.
The rule we apply to every neighborhood is to lead with the first window that holds ten or more closings. Here no window holds even one, so there is nothing to list and no median to compute.
| Window (to September 29, 2026) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 0 | none | none | none | none |
| 24 months | 0 | none | none | none | none |
| 36 months | 0 | none | none | none | none |
| 60 months | 0 | none | none | none | none |
Months of supply cannot be computed either, because supply is measured against a closing pace and the pace here is zero. We do not substitute a developer's contract prices, which are private, or a nearby tower's resales, which are a different building.
Eight listings were active. Each is shown by asking price, bedrooms as the MLS writes them, MLS living area, our per-listing arithmetic of price over living area, and the days on market the MLS displays.
| List price | Beds and baths, MLS notation | MLS living area | Ask per sq ft | Days on market shown |
|---|---|---|---|---|
| $10,099,000 | 4+Den / 5(1) | 6,270 | $1,610.69 | 333 |
| $4,949,000 | 4 Bed / 4(0) | 3,324 | $1,488.87 | 333 |
| $4,354,000 | 3+Den / 4(1) | 3,447 | $1,263.13 | 333 |
| $4,210,000 | 4 Bed / 4(0) | 3,379 | $1,245.93 | 333 |
| $3,937,000 | 3+Den / 4(1) | 3,447 | $1,142.15 | 333 |
| $3,660,000 | 3+Den / 4(1) | 3,447 | $1,061.79 | 333 |
| $2,826,000 | 3+Den / 4(1) | 3,680 | $767.93 | 333 |
| $2,699,000 | 4 Bed / 4(0) | 3,469 | $778.03 | 333 |
The eight asks total $36,734,000 and average $4,591,750, with a median of $4,073,500 (n = 8, even, the mean of $3,937,000 and $4,210,000). The median ask per square foot is $1,194.04 (n = 8, the mean of $1,142.15 and $1,245.93). Take out the 6,270 square foot penthouse and the seven remaining asks have a median of $3,937,000 and a median of $1,142.15 per square foot. Every figure is a small sample and none is a sale price.
For a seller, the useful reading is the spread. Three of the 3-plus-den listings share the same 3,447 square feet and are $694,000 apart, or 19 percent from lowest to highest, at $3,660,000, $3,937,000 and $4,354,000. The developer says price depends on floor level, view orientation and residence size, and the MLS does not tell us which floor a listing is. A seller who cannot explain why a residence is priced above an identical neighbor will wait.
All eight listings display 333 days on market on September 29, 2026, which by our arithmetic puts their entry into the MLS at about October 31, 2025. Identical figures suggest they were entered together, and days on market here counts time on the MLS, not time a buyer could close, because a unit with no certificate of occupancy cannot close. We read the 333 as a timestamp, not as evidence that buyers have rejected the prices.
On September 29, 2026 West Bay Club had 27 active MLS listings across seven sub-names, and The Island's 8 are 30 percent of them, the same count as Turtle Point at 8 and more than Jasmine Bay at 7. The difference is what sits behind the numbers: Jasmine Bay's seven asks sit against 18 closings in 12 months, and The Island's eight sit against none.
The full listing-by-listing record is in our The Island at West Bay Club neighborhood guide, and the comparison here is the seller's version of it.
Two nearby comparisons help, provided we keep them honest. Jasmine Bay, the community's other high-rise product, closed 18 times in 12 months at a $701,250 median (middle pair $700,000 and $702,500) and $395.67 per MLS square foot, and its highest closing in the 60-month list is $2,600,000. The Island's lowest ask, $2,699,000, is above that. Westlake Court, the newest single-family product, closed 6 times in 24 months at a $2,700,000 median (n = 6) and $891.83 per square foot, so the Island's median ask per square foot of $1,194.04 sits about a third above it. An ask against a closing is not a like-for-like comparison, and a tower is not a villa, but the two show where the asks sit in the community.
The Lee County Property Appraiser's 2026 roll carries The Island as a single parcel described in a recorded instrument from 2022 as a tract of land at the tower's address, with no year built and no residential use, and the county's qualified-sales file holds no sale on it. The roll will change when the declaration records and the building receives its certificate of occupancy. Until then the roll cannot tell a buyer or a seller anything about price.
The Island at West Bay Club is a 24-story, 86-residence tower inside West Bay Club with eight live listings from $2,699,000 to $10,099,000 and no closed sale, and the seller who reads the statute and the contract first negotiates from strength.
Selling a contract or planning ahead at The Island at West Bay Club? Get a free The Island at West Bay Club home valuation or Call Jesse direct at (239) 898-6072. You can also read what a West Bay Club home is worth.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873, start with our West Bay Club buyer's guide, or read how we represent buyers.
We price a residence at The Island at West Bay Club in five layers, because no closed sale exists to anchor it: the developer's schedule and incentives, the eight active asks by floor plan, the contract's size definition, the closest built comparisons, and timing. Each layer is a different kind of number, and we keep them apart.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; asks only, no closings)
A first-time buyer can still choose a floor and a view from the developer, so the developer's schedule is the price a resale competes with. A contract holder should have the developer's price sheet, every signed addendum and any incentive, credit or price protection in one file, because Kolter Urban's 2024 release mentioned special pre-construction incentives available for a limited time. A resale priced above the developer's own equivalent residence has to explain the difference.
The eight asks are the only public prices in the market. We sort them by bedroom count, living area and price per square foot, and we treat the three 3,447 square foot listings as the cleanest internal comparison. Four are 3-plus-den homes with a median ask of $3,798,500 (n = 4, even, the mean of $3,660,000 and $3,937,000), three are 4-bedroom homes at a median of $4,210,000 (n = 3), and one is the 4-plus-den penthouse.
We found four published size ranges for the same tower, and the MLS figures of 3,324 to 3,680 square feet match the developer's 2025 and 2026 FAQ ranges. The developer's residences page lists larger numbers and does not say whether they include terraces. The denominator matters: a 3,447 square foot listing at $3,937,000 is $1,142.15 per square foot, and the same price over a 3,811 square foot plan would be $1,033.06. Before any number goes into a listing, we pin your residence to the plan set in your contract.
Jasmine Bay's 18 closings in 12 months at a $701,250 median and Westlake Court's 6 closings in 24 months at $2,700,000 show what buyers in the same community have paid for built product. Neither is the same product, and we say so on every page. They bracket the asks; they do not set them.
A contract holder sells against a delivery date the developer has moved once already, from the end of 2026 in June 2024 to mid-2027 in its February 2026 FAQ. A buyer who takes an assignment takes that schedule risk too, so a realistic price reflects how many months remain and what the contract's outside date is.
We do not publish a price per square foot from closings, because there are no closings. We do not quote the developer's private contract prices, which we have not seen. And we do not tell a seller that an ask is what the residence will fetch.
Selling at The Island at West Bay Club? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Whether you can sell your contract at The Island at West Bay Club before closing depends on the developer's purchase contract, which controls assignment and resale. Florida Statutes sections 718.202 and 718.503 protect deposits and give a buyer a cancellation window, but they do not guarantee a right to assign. Read the clause before you sign.
Ask for the exact language on assignment, resale and marketing. Some developer forms prohibit assignment, some allow it with consent and a fee, and some allow it only after a waiting period or after a stated percentage of the price has been paid. We have not seen the Island's form, and we will not guess its terms.
Section 718.202 requires a developer to escrow buyer payments up to 10 percent of the price while construction is not substantially complete. Amounts above 10 percent are held in a separate escrow, and if the contract provides for it, the developer may use those excess funds for actual construction costs once construction has begun, but not for salaries, commissions, marketing or loan costs. A contract that permits this must carry a bold legend saying so. For a seller, the deposit structure decides how much cash an assignee must replace.
Section 718.202 also covers reservation agreements. A reservation deposit goes into escrow, is refundable on written request, and may not be released to the developer except as a down payment when a contract is signed. A reservation is not a contract, and the difference is worth a call to your attorney before you pay or transfer anything.
Section 718.503 makes the contract voidable by the buyer for 15 days after the buyer signs and receives all the items the developer must deliver, so the clock does not start until the documents are complete. An assignee is a new buyer in practice, so a seller should expect the assignee to ask for the full package and to count the window from the last document.
The developer has moved its stated delivery once. Read the contract for the outside date, the extensions it allows, when a buyer may terminate, whether a deposit returns with interest, and what remedies a buyer has. A marketing date is not a promise, and the contract's date is. A buyer who takes your place will price that risk.
Any incentive, price protection or credit should be in the contract's text, and any right to resell a contract before closing is also a contract term. If you received an incentive, say so to us at the start, because an assignee will ask whether it transfers.
We are not attorneys and we do not give tax advice. A contract sale before closing can carry legal and tax consequences that depend on the facts, and a Florida real estate attorney should read the assignment clause before you move forward. We can give you the market context, which is the eight asks, the developer's schedule and the nearby closings.
The developer's unsold residences are the main competitor for a sale at The Island at West Bay Club, because a first-time buyer can choose a floor and a view from the developer. A resale seller competes with the developer's schedule, its incentives and its sales gallery, and all eight MLS listings carry the same 333 days on market.
The developer's sales gallery is open by private appointment on South Tamiami Trail, and the developer's site asks visitors whether they are working with a real estate professional. A buyer who has seen the developer's model kitchen and plan set will compare your listing with it, so our listing presentation is built to be read beside the developer's.
Buyers compare floor level, view orientation, the plan's size and the delivery date. A resale of a corner residence on a higher floor can argue its position, and a resale of a lower floor has to argue price. Because every residence is a corner home according to the developer, the comparison comes down to floor, view and terrace.
A listing entered today sits in the same MLS pool as eight listings that have shown 333 days. A buyer scanning the list sees a tower with many asks and no closings, which is a reason to be patient. We do not pretend otherwise. We weigh whether a contract holder is better served by a quiet private sale to a known buyer, by a public listing or by waiting for completion.
Some sellers want a sale to stay quiet. We market to our qualified-buyer database and to our network before any public exposure when a client asks, and we explain what each route does to price and to time.
Selling at The Island at West Bay Club? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A future resale owner at The Island at West Bay Club will need the recorded declaration, bylaws, rules, the current budget and reserve study, the association's insurance summary, the turnover reports and an estoppel certificate ready before a first showing. None of those exists today, and each one will set the terms of your sale when it does.
Buyers will ask for use restrictions, leasing rules, pet limits, unit boundaries and how the building is insured. The proposed declaration must accompany a developer's contract under section 718.503, and the recorded version will be available through the Lee County Clerk's official records once it is recorded. Keep your copy of the version you received, because it shows what you were promised.
An estoppel certificate is the association's statement of what you owe and any pending assessments. Florida Statutes section 718.116 governs when it must be issued and what it may cost, and the cap for a current account is $299, with $119 more for expedited delivery and $179 more if the account is delinquent. Those caps come from the 2024 estoppel legislation, House Bill 979, and the next adjustment is expected July 1, 2027.
Sections 718.111 and 718.112 describe the association's records and the reserve and structural integrity reserve framework. A buyer's agent will look at reserve funding when they read your documents, so a well-funded reserve helps a seller. Reserve balances stay with the association and do not refund to you at sale.
Section 718.116(9) lets a developer offering units be excused from paying assessments on unsold units for a stated period, provided the declaration authorizes it, or guarantee that assessments will not exceed a stated dollar amount. The stated period ends no later than the first day of the fourth calendar month after the month of the first closing. A buyer will ask whether that period is ending, because an end to the guarantee can lift owners' fees.
Section 718.301 lets owners other than the developer elect at least one-third of the board once they own 15 percent of the units, which for 86 units is 13 units by our arithmetic. Owners elect a majority on the first of several events, including three years after 50 percent of the units are conveyed (43 units) and three months after 90 percent are conveyed (78 units). Until turnover, the developer's board members act as the developer, and buyers will want to know which side of turnover your sale falls on.
At turnover section 718.301(4) requires inspection reports under the seal of an architect, engineer or certified reserve specialist. Section 553.899 requires a milestone inspection of a condominium building of three habitable stories or more by December 31 of the year it reaches 30 years from its certificate of occupancy. A tower completed in 2027 would face 2057, or 2052 on the 25-year test a local agency may apply. That is our arithmetic, not a schedule anyone has published.
The Island at West Bay Club has no published assessment, because its condominium association has not been formed and its budget will arrive with the developer's disclosure documents. A seller cannot hand a buyer a fee figure yet, and we publish none, since a number from a marketing conversation is not a budget.
Florida's corporate register shows no entity named for The Island at West Bay Club as of September 30, 2026, and the state's public condominium extract lists no project by this name. A condominium association is created with the declaration, so it appears when the developer records it.
A buyer will ask what the association pays for, how much is reserved, whether the developer is guaranteeing assessments or is excused from paying on unsold units, and what the club charges on top. A seller who has the budget exhibit and the reserve schedule in hand answers those questions in one visit.
West Bay Club is governed by property owners associations and carries no Community Development District bond assessment, per our community research. Before any closing we confirm the absence of a CDD line on the parcel's tax record, because a buyer should see it on the bill.
Selling at The Island at West Bay Club costs a seller the commission, the deed documentary stamp tax of $0.70 per $100 and, in Lee County custom, the owner's title policy, plus the estoppel fee and closing charges. On a resale at the lowest ask of $2,699,000 those fixed taxes and premiums come to $28,215.50 before commission.
Data updated: September 2026 (Florida Statutes and Department of Revenue rules; our own arithmetic on the eight active asks)
In Lee County, the seller customarily pays the deed documentary stamp tax and the owner's title insurance policy, and the contract always controls. A developer's first sale follows the developer's contract form, which we have not seen. So the arithmetic below is for a future resale, which uses the ordinary Florida resale contract.
The Florida deed documentary stamp tax is $0.70 per $100 of consideration under section 201.02. On our arithmetic that is $18,893.00 at the lowest ask of $2,699,000, $28,514.50 at the median ask of $4,073,500 and $70,693.00 at the highest ask of $10,099,000.
Florida sets the owner's title premium by rule. On the promulgated schedule in our cost pack, the owner's policy would be about $9,322.50 at $2,699,000 and about $12,758.75 at $4,073,500, an estimate before any credits. In Collier County the buyer customarily pays this premium, but this tower is in Lee County, where the seller does.
This is a hypothetical future resale at each price, using our Florida cost-of-selling research estimates: settlement and search fees of $1,400, a municipal lien search of $200, an estoppel fee of $299 and a listing commission of 2.5 percent, all negotiable. It leaves out the property tax proration, because no tax bill exists yet, and any mortgage payoff. It is arithmetic and not a forecast of any sale price.
| Item | Resale at $2,699,000 | Resale at $4,073,500 |
|---|---|---|
| Listing commission at 2.5 percent (negotiated) | $67,475.00 | $101,837.50 |
| Deed doc stamps at $0.70 per $100 | $18,893.00 | $28,514.50 |
| Owner's title premium (Lee custom, seller) | $9,322.50 | $12,758.75 |
| Settlement, search, lien search and estoppel (estimates) | $1,899.00 | $1,899.00 |
| Costs without a buyer-agent offer | $97,589.50 (3.62 percent) | $145,009.75 (3.56 percent) |
| Net before payoff and proration | $2,601,410.50 | $3,928,490.25 |
| Costs if you also offer 2.5 percent to the buyer's agent | $165,064.50 (6.12 percent) | $246,847.25 (6.06 percent) |
| Net before payoff and proration | $2,533,935.50 | $3,826,652.75 |
Since the NAR settlement took effect on August 17, 2024, commissions are negotiable and not set by law, offers of buyer-broker compensation cannot be advertised in the MLS, and written buyer-broker agreements are required before a buyer's agent tours a home. A seller may still offer to pay or contribute to the buyer's agent, off-MLS, and may still offer concessions in the MLS. We put the commission conversation in writing at the start.
Florida property tax is assessed on a calendar-year basis and paid in arrears, so a seller credits the buyer for the days owned in the year. On a first resale the bill may reflect a partial or land-only assessment, which section 689.261 warns buyers not to rely on, so the proration needs the actual tax record.
A lender will ask the association for a questionnaire, budget, insurance certificate and financial statements, and will review the project's owner-occupancy and delinquency levels. In a tower that has just turned over, expect a slower package while the association is new.
Golf initiation and dues, any Social or Premier membership fees and any food-and-beverage minimums are club charges, not tower assessments. A seller should have the club's transfer terms in writing, because the club's membership FAQ says Premier memberships transfer only with the sale of a home.
We market a residence at The Island at West Bay Club by showing buyers what the record supports, the plan, the Village approval, the amenity program and the club, and by never presenting a rendering as a finished room. The marketing is honest about delivery and built around documents.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Until the building is finished, our media is the site, the developer's plan set and the community: aerial footage of the West Bay Club setting, the gate, the Beach Club and the course, and photography of any model or finished space the developer permits us to show. After completion we shoot the residence itself, including terraces and views, with cinematic video and drone.
A listing for a pre-construction residence carries the floor plan, the plan's stated size and the definition the contract uses, because buyers will otherwise compare a 3,447 square foot MLS figure with the developer's larger plan numbers and assume a mistake. We put the definition in writing in the listing so the question is answered before it is asked.
We market to our qualified-buyer database and to our Southwest Florida network, including buyers comparing the tower with Jasmine Bay and with Westlake Court. Buyers who want a new building in a gated community are a narrow group, and the listing is written for them.
The developer says residents may enjoy club amenities once approved for membership, and the club's own FAQ describes an application process. A listing should say that membership is applied for, not assumed, and should say what the contract provides. A buyer who misreads this finds out at the club's door, which is the wrong time.
We describe the building, the plan, the views and the location. Florida's Fair Housing Act in section 760.23, along with the federal law, prohibits discrimination in the sale of housing. Our listing copy never talks about who should buy.
Selling at The Island at West Bay Club? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We negotiate a sale at The Island at West Bay Club by working from documents, not from a marketing date: the contract's assignment and delay clauses, the deposit structure, the developer's incentives and the eight asks. A seller who understands each of them can trade price against time with open eyes.
A buyer of a pre-construction contract takes delivery and completion risk. A seller can offer a lower price for certainty of closing or accept a longer wait for a higher price. We model both and show each seller what the trade costs.
An assignee has to replace the seller's deposits, and the statute's 10 percent escrow rule and the contract's terms decide what moves. We ask the developer's closing agent how a transfer would be documented before an offer goes out.
Before completion there is nothing to inspect but plans, and after completion the buyer's inspection and the developer's warranty matter. A seller should know what the developer warrants, for how long and whether the warranty runs to a resale buyer. We ask that question on the first call.
The developer's sales team represents the developer. Section 475.278 requires a brokerage to disclose its relationship, and our team works for you. If you are selling a contract, the developer's interests and yours are not the same.
Florida rules shape a sale at The Island at West Bay Club in four ways: the condominium act governs deposits, disclosures, the association and turnover, section 689.261 requires a property tax disclosure, the common-law duty to disclose known defects applies, and the state's fair housing law governs how the residence is marketed.
The Island at West Bay Club will be a condominium, so Chapter 718 governs its association, its estoppel certificate under section 718.116 and its buyer disclosure under section 718.503. West Bay Club also has a master association, and whether the tower's owners belong to it is a question for the disclosure package. Section 720.401, the homeowners' association disclosure summary, does not apply to associations under Chapter 718, so we do not tell a condominium seller that it does. If the master's covenants bring any 720 duty, your closing agent or attorney decides, and this page is information, not legal advice.
Florida's Supreme Court held in Johnson v. Davis, decided in 1985, that a home seller who knows facts materially affecting value that are not readily observable and not known to the buyer must disclose them. An as-is clause does not remove that duty for residential property, and a known defect in a finished residence belongs on the disclosure form.
Section 689.261 requires a property tax disclosure summary at or before signing a residential contract, warning that the buyer should not rely on the seller's current taxes. In a tower that is newly assessed, it matters more.
At a point we geocoded to the West Bay Boulevard address the club publishes, FEMA's flood map shows Zone AE with a base flood elevation of 11 feet, on panel 12071C0587G effective November 17, 2022. That is a map reading for one point near the project and not a survey of the tower's footprint, and the developer's elevation certificate will show the finished floor relative to the base flood elevation. A seller should have the elevation certificate, the master policy summary and the unit's HO-6 declarations ready, because buyers in a special flood hazard area ask for them.
Florida defines completion of a condominium's construction by the certificate of occupancy for the entire building, or its equivalent. The certificate is the moment a title company can close units, and until then a closing date in any material is a forecast.
Selling at The Island at West Bay Club? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Membership means a seller at The Island at West Bay Club has a second set of documents to hand a buyer, the club's, because the developer says residents may use the club's amenities once approved for membership. The club's membership FAQ describes applications, a golf cap and transfer rules, and each one affects a resale.
The developer's FAQ calls the ability to apply for expedited membership a rare opportunity. The club's own membership FAQ says the golf membership cap is 300 members for 18 holes, that Social membership is for residents only, and that Premier memberships transfer only with the sale of a home. Our West Bay Club hub gives a slightly different cap figure, so confirm the current number with the club.
Golf initiation and dues, Social and Premier fees and food-and-beverage minimums are club charges and not tower assessments. Our West Bay Club research reports a 2026 Premier schedule of about $130,000 in initiation and roughly $16,900 in annual dues, and a Social fee of about $3,000, and warns that those figures have moved. Confirm them with the club in writing before you rely on them.
A buyer's decision often turns on golf or social access. A seller who can show the membership category, the transfer terms and the fee schedule in writing removes a doubt, and one who cannot invites a discount.
The club describes 868 acres with 500 conserved, eight Har-Tru tennis courts, pickleball, bocce, dog parks, a fitness center, the Bay House, River Park on the Estero River and a private Beach Club on Little Hickory Island that was rebuilt and reopened in March 2024. The Dye golf course is a separate equity membership. Our West Bay Club community guide covers the club's fees and entities.
Selling at The Island at West Bay Club differs from selling at Jasmine Bay in evidence, timing and competition. Jasmine Bay has 18 closings in 12 months at a $701,250 median and a known association, while The Island has no closings, no association and eight asks. A Jasmine Bay seller prices from sales, and an Island seller prices from documents.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | The Island at West Bay Club | Jasmine Bay |
|---|---|---|
| Status | Under construction, delivery anticipated mid-2027 | Built 2007, two towers |
| Homes | 86 planned, 0 built | 217 on the 2026 roll (108 North, 109 South) |
| Regime | Condominium, declaration not yet recorded | Two condominiums recorded June and August 2007 |
| Association | Not yet formed | Two condominium associations and a master, managed by Southwest Property Management |
| MLS closings, 12 months | 0 | 18, median $701,250 (middle pair $700,000 and $702,500) |
| MLS closings, 24 months | 0 | 25, median $925,000 |
| MLS closings, 60 months | 0 | 64, median $910,000 (middle pair $900,000 and $920,000) |
| Median $ per MLS sq ft, 12 months | none | $395.67 |
| Median days on market, 12 months | none | 142 |
| Median sold-to-list, 12 months | none | 93.5% |
| Active listings, Sep 29, 2026 | 8, median ask $4,073,500 | 7, median ask $699,900 |
| Ask range | $2,699,000 to $10,099,000 | $539,000 to $2,299,900 |
| Months of supply | not computable | 4.7 |
| County qualified sales, 2025 | none | 9, median $1,050,000 |
| County qualified sales, 2026 to July 29 | none | 13, median $700,000 |
A Jasmine Bay seller has sold-to-list and days on market to argue from: a 93.5 percent sold-to-list median and a 142 day median over 12 months. Our Jasmine Bay seller's guide works through that evidence, and the building's neighborhood guide lists every closing.
An Island seller has no sold-to-list and no days on market to cite, so the argument is the plan, the position and the paper. The price can be read only from asks, which run about three times Jasmine Bay's median price per square foot when we put $1,194.04 beside $395.67. Asks against closings are a poor comparison, and new finishes, corner plans and terraces are not the same product as a 2007 unit, so we treat that ratio as scale and not as a premium.
A Jasmine Bay seller sells a finished building with a known budget history and a milestone date decades away. An Island contract holder sells schedule, completion and turnover risk to the next buyer. That is a trade, not a verdict, and we walk each seller through it.
Selling at The Island at West Bay Club? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Owners elsewhere in West Bay Club should know that buyers will compare their homes with The Island's asks, and that the tower adds 86 planned residences to a community of 699 dwelling parcels on the 2026 roll. The tower will not set their price, but buyers will ask about it.
The community-wide picture is on our West Bay Club community guide and our West Bay Club seller guide. Among the six neighborhoods on our roster, Jasmine Bay closed 18 in 12 months, Indigo Shores at West Bay Club 8 at a $649,500 median, Turtle Pointe at West Bay Club 3 at a $490,000 median, Westlake Court 2 at $2,700,000 and Turtle Pointe Cove 2 at $866,000, and the last three are small samples.
The Island's lowest ask of $2,699,000 sits on Westlake Court's $2,700,000 12-month median. The products differ, a condominium residence in a tower against a detached villa, but a buyer at that budget may tour both on the same morning. Owners at Westlake Court should expect that comparison.
We track every active listing and closing in West Bay Club, and we tell you plainly when a number is an ask and not a sale. Start with our guides for Westlake Court and Indigo Shores at West Bay Club if you own there.
Start with a free valuation and Jesse will follow up with the nearest evidence for your residence: the asks by floor plan, the developer's price movement and the closings at Jasmine Bay and Westlake Court that bracket it. The form at the top of this page takes about a minute, and there is no cost and no obligation.
Start with a free The Island at West Bay Club home valuation, or call (239) 898-6072, text or call. Confidential conversations welcome. Our The Island at West Bay Club home valuation page shows how homes here are priced, and our The Island at West Bay Club buyer's guide covers the other side of a move.
If you're searching for a The Island at West Bay Club listing agent, or thinking, 'I need someone to sell my The Island at West Bay Club home...' you are selling into a building with no resale history, where the contract and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 8 active The Island at West Bay Club listings in the Southwest Florida MLS, pulled September 29, 2026, and every closing in the 60 months before that, which is none. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Request a free home valuation and Jesse follows up with the nearest evidence for your residence. (239) 898-6072, text or call. Confidential conversations welcome.
That depends entirely on the developer's contract form, which we have not seen. Ask for the assignment, resale and marketing terms in writing before you sign, and have an attorney read them. We can give you the market context but not the answer to a contract question.
No one can say from the record, because nothing has closed. The nearest evidence is the eight asks, the developer's price schedule and nearby closings, and each is a different kind of number.
Very likely for as long as the developer holds inventory, because a first-time buyer can choose a floor and view from the developer. Price your resale against the developer's current schedule and incentives.
That is set by the declaration, which has not been recorded. Ask for the sale procedure and any application fee before you list, and build any approval time into the contract.
Access runs through the manned West Bay Club gate, and the club's open-house policy requires photo ID for visitors. We follow the club's process and the building's once it exists.
These are the questions sellers ask most about The Island at West Bay Club, from contract holders who may want out before completion to owners elsewhere in West Bay Club. Answers come from the public record, the developer's materials and Florida law, and where nothing has closed or a record is not public, the answer says so.
Read your contract if you hold one, then request a free home valuation or Call Jesse direct at (239) 898-6072. We compare your floor plan with the eight asks, the developer's schedule and the closest built comparables, and we tell you what we cannot know.
No one can price it from closed sales, because there are none. The nearest evidence is the eight active asks from $2,699,000 to $10,099,000, the developer's own schedule and nearby closings at Jasmine Bay and Westlake Court. For a residence-specific opinion, use the free home valuation.
Price against the developer's current schedule and incentives first, because a first-time buyer can choose a floor and view from the developer. Then compare the closest built product, keeping asks and closings apart. We build that comparison for each seller and show which numbers are asks.
We cannot give a days-on-market figure, because nothing has closed. The eight active listings show 333 days as a group, which describes the calendar of the offering and not the time a resale will need. Timing will depend on price, floor plan and the developer's activity.
That is decided by the developer's contract, which controls assignment and resale before closing. Some developer forms prohibit assignment, some allow it with consent and a fee, and some allow it after a waiting period. Ask for the exact clause, and have an attorney read it.
Very likely, for as long as the developer holds inventory. A buyer can choose a floor and view from the developer, and the eight MLS listings have all sat at the same 333 days on market. A resale competes with those listings and with the developer's own sales office.
Florida Statutes section 718.202 requires deposits to be escrowed with an independent agent, up to 10 percent while construction is not substantially complete. How a transfer of the deposit works depends on the contract and on the escrow agent, so ask the agent in writing before any money moves.
Section 718.503 gives a buyer of a developer's unit 15 days to cancel after signing and receiving all required documents. Whether an assignee receives the same window is a legal question that depends on the contract and on how the transfer is documented, so your attorney should answer it.
The developer has already moved its stated delivery once, from the end of 2026 to mid-2027. The contract's outside date, extension rights and termination rights decide what a buyer or an assignee can do. A marketing date is not a promise, and a seller should expect a buyer to price that risk.
That is a declaration question, and the declaration is not yet recorded. Some Florida condominium associations approve buyers and some do not. Ask the developer for the draft sale and transfer provisions, and build any approval time into your contract dates.
An estoppel certificate is the association's statement of what you owe and any pending assessments. Section 718.116 governs when it must be issued and what it may cost, and the cap for a current account is $299. Expect to order one at a resale, and expect the club's transfer paperwork to be separate.
Gather the declaration and amendments, bylaws, rules, the current budget, the most recent financial statements, any structural integrity reserve study, the association's insurance summary and any special assessment notices. Sections 718.111 and 718.112 describe the association's records and the buyer's right to see them.
Florida requires disclosure of known facts that materially affect value and are not readily observable, and section 689.261 requires a property tax disclosure summary in a residential sale. A seller should also disclose flood history and insurance claims if known, so ask your agent and attorney what applies.
Section 201.02 sets the deed tax at $0.70 per $100 of consideration, and the Florida Department of Revenue explains it. The contract decides who pays. In Lee County the seller customarily pays it on a resale, but a developer's first sale follows the developer's form.
In Lee County the seller customarily pays for the owner's title policy on a resale, and the contract controls. Collier County custom is the opposite, with the buyer paying. The premium is set by state rule, and we estimate about $9,322.50 at $2,699,000 and about $12,758.75 at $4,073,500.
Expect the brokerage commission, doc stamp tax, the owner's title premium, the association's estoppel fee, any transfer fee, a municipal lien search, settlement and search charges, and prorated dues and taxes. Our net sheet above shows two hypothetical resales, and the exact split depends on your contract.
Commissions are negotiable and not set by law, offers of buyer-broker compensation cannot be advertised in the MLS, and buyers sign a written agreement with their agent before touring. You may still choose to offer buyer-agent compensation off-MLS. We put the commission conversation in writing up front.
Possibly. The IRS explains in Topic 701 the exclusion of up to $250,000 of gain, or $500,000 for joint filers, when you owned and lived in the home for two of the last five years, and Topic 409 covers capital gains generally. Talk to a tax adviser, because we do not give tax advice.
Section 193.155 caps the annual increase in assessed value for a homestead, and the cap resets when ownership changes. The buyer's first bill after your sale can therefore be much higher than yours, and buyers and their agents know it, so it belongs in a fair price conversation.
Section 553.899 requires milestone inspections for buildings that reach a statutory age. A tower completed in 2027 would face 2057, or 2052 on the 25-year test, by our arithmetic. Buyers will still ask for the inspection and reserve documents that apply, and the association's turnover reports.
Yes, if one is pending, because it must be disclosed and buyers price it in. Section 718.116 governs assessments, and the estoppel certificate shows what is owed. In the first years a developer may guarantee or fund assessments, so ask what happens when that arrangement ends.
Section 718.301 sets the turnover triggers, including three years after 50 percent of the units are conveyed and three months after 90 percent, among others. Until turnover the developer appoints the majority of the board, so a seller should know where the tower stands on that timeline.
Access runs through the manned West Bay Club gate, and the club's open-house policy, published as a PDF, requires photo ID for visitors. Follow the club's process, and once the tower is open its own rules will apply as well.
Sign rules will come from the tower's declaration and rules, and the club's policies apply inside the community. Sign rules are commonly set by an association, so this is a question for the declaration, not a guess. Ask before you place anything.
It will come up. At a point we geocoded to the club's West Bay Boulevard address, FEMA shows Zone AE with a base flood elevation of 11 feet. A federally backed mortgage requires flood insurance in a special flood hazard area, so the elevation certificate and master policy summary should be ready to hand over.
The club's membership FAQ describes the application process and the categories, and Premier memberships transfer only with the sale of a home. A buyer's decision often depends on golf or social access, so get the club's transfer terms in writing and disclose them in the listing.
If the declaration limits leasing, the buyer pool changes and some investors will pass. If it allows leasing, lenders may look at the share of investor-owned units. Both effects appear only once the declaration is recorded, so watch that document.
We cannot measure that, because there is no closing at The Island to measure. The two products differ in age, price and building, so a Jasmine Bay owner should expect buyers to compare them, without expecting the tower's asks to set Jasmine Bay's prices.
Owners in Jasmine Bay, Indigo Shores, Turtle Pointe and Westlake Court should track the tower's asks and closings, because buyers will compare them. Our comparison above shows each neighborhood's 12-month closings and median, and the neighborhood guides give the detail for each.
No. We describe the property and its features, and Florida's Fair Housing Act in section 760.23, along with the federal law, prohibits discrimination in the sale of housing. Our listing copy talks about the building, the plan, the views and the location, never about who should buy.
Florida Statutes section 475.25 requires an exclusive listing agreement to be in writing, to have a definite expiration date and to state the fee and terms, and section 475.278 requires the brokerage relationship disclosure. Read the term, fee, cancellation and protection-period language before you sign.
At a tower that is not yet built there is nothing to repair, and after completion the association controls the exterior and common areas. Inside your residence, buyers look at finishes, terraces and any upgrades, and we tell each seller which changes are worth documenting.
Buyers ask for the association's master policy summary, your HO-6 declarations, any loss history and, in a flood zone, flood coverage. Section 627.714 covers unit-owner loss assessment coverage. Ask your agent to gather these before your first showing.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we track every active listing and closing in West Bay Club, and we tell you plainly when a number is an ask and not a sale. Jesse is at (239) 898-6072.
The Florida Department of Business and Professional Regulation publishes a license lookup for real estate professionals, and Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) can be verified there. Verify any agent you consider, and ask to see their recent closings in the building or the neighborhood.
Every market figure names its source and date: the Southwest Florida MLS Matrix pulled September 29, 2026, and the Lee County Property Appraiser's roll and recorded sales through July 29, 2026. The sources list below names each public record, and we state where a record could not be reached.
The Island at West Bay Club owners, contract holders and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and read the ordinance, the statutes and every active listing before writing this pre-construction seller guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this The Island at West Bay Club guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
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. For this tower specifically, we tracked every active listing and all 60 months of closing history in the Southwest Florida MLS, pulled September 29, 2026.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed The Island at West Bay Club listing agent on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. They describe other clients' homes, not this tower, and we publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business 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
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
★★★★★ "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
Selling at The Island at West Bay Club? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this seller guide traces to a primary record below: the Village of Estero ordinance, the developer's own materials, the club's published documents, Florida statutes and state records, Lee County and federal sources, and NAR for the settlement rules. No brokerage, listing portal or IDX feed is cited.
The key documents for The Island at West Bay Club are published by the Village of Estero, the club, the State of Florida and the federal government; the table links each to its issuing authority. The declaration of condominium will be available through the Lee County Clerk's official records once it is recorded.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Ordinance 2021-12, West Bay zoning | Village of Estero | 2021 | Ordinance, PDF |
| Open house policy | West Bay Club | current file | Open house policy, PDF |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Sales or reservation deposits before closing, Fla. Stat. 718.202 | State of Florida | current statute | Statute text |
| Developer disclosure prior to sale, Fla. Stat. 718.503 | State of Florida | current statute | Statute text |
| Milestone inspections, Fla. Stat. 553.899 | State of Florida | current statute | Statute text |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Estoppel certificate reform, 2024 staff analysis (HB 979) | Florida House of Representatives | 2024 | Staff analysis, PDF |
| Documentary stamp tax | Florida Department of Revenue | current page | DOR stamp tax page |
You reach the seller team for The Island at West Bay Club by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form at the top of this page. The first conversation is free and carries no obligation.
Honors and recognition:
Selling at The Island at West Bay Club? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Island at West Bay Club? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.