Estero, Florida
Sell your Turtle Pointe Cove home with McGreevy and Comisar, Top 1% nationally since 2008. We price from every MLS and county sale in this 19-home West Bay Club neighborhood and order the estoppel first. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Selling a home in Turtle Pointe Cove means selling one of 19 detached homes on a single street inside gated West Bay Club in Estero, Florida, to a buyer who will ask two questions first: why the state calls the neighborhood a condominium, and what the association charges. This page is the seller's guide that sits beside our neighborhood page, Turtle Pointe Cove, and the West Bay Club community guide around it.
Two homes closed in the Southwest Florida MLS in the last 12 months, both in June 2026, at a median of $866,000 (a sample of two), and no Turtle Pointe Cove home was listed for sale on September 29, 2026. Because so few homes sell, we price from every sale we can see: nine MLS closings since January 2023 and 45 county-recorded qualified sales since 2003, all shown below by month, price, bedrooms and area.
If you want the number first, read our Turtle Pointe Cove home valuation guide. If you are also buying your next home, our Turtle Pointe Cove buyer's guide covers the purchase side, and the West Bay Club seller guide covers the community's other neighborhoods.
A word on the name, because search engines blur it. This page is about Turtle Pointe Cove at West Bay Club Condominium Association, Inc. in Estero, Lee County, ZIP 33928. The Southwest Florida MLS spells it "Turtle Point Cove." It is not the 64-unit carriage-home condominium Turtle Pointe at West Bay Club next door, which has its own guide, and it is not Turtle Pointe at Waterview or any other Turtle Pointe in Florida.
McGreevy and Comisar are the best realtor for Turtle Pointe Cove sellers because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and a pricing method built from every MLS closing, the county roll and the state's condominium register.
If you're searching for the best realtor to sell your Turtle Pointe Cove home in West Bay Club, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers comparing agents can start with our list of the best real estate agents in Estero, then ask each one to price a specific Turtle Pointe Cove home from its own recent sales. We do that in the open below.
Recent Turtle Pointe Cove track record (last 12 months): In the 12 months to September 29, 2026, Turtle Pointe Cove had 2 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $866,000 (n = 2, the mean of $825,000 and $907,000, a small sample), $1,732,000 in total volume and a median sold-to-list ratio of 94.4%. 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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked both Turtle Pointe Cove closings in the Southwest Florida MLS, and we tracked all 9 closings the MLS holds for the neighborhood since January 2023.
Honors and recognition:
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
In a neighborhood of 19 homes, the listing agent has to do what the market cannot: supply the comparable sales, the paperwork and the buyer. We read the nine MLS closings and the county's recorded sales for every home we price, we order the condominium association's estoppel and the club's closing amounts before we list, and we answer the first question a buyer asks, which is why a condominium looks like a street of single-family homes.
Jesse McGreevy writes the pricing opinion and Marc Comisar walks the home, and a partner, not an assistant, handles your negotiation. You reach a partner at Jesse's direct line, (239) 898-6072, or Marc's, (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Turtle Pointe Cove sellers who read nothing else on this page should know these nine facts, each traced to a record below. They decide your price and your timeline more than any online estimate will, and each is specific to a 19-home neighborhood inside West Bay Club.
Turtle Pointe Cove sellers can use the links below to jump to the market record, pricing, costs, disclosures, rules and FAQs. The guide runs in the order most owners decide: what makes this neighborhood different, what sold, how we price it, what it costs and what must be disclosed, then the questions sellers ask most.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Turtle Pointe Cove · Key Takeaways
The Essentials: What Makes Selling in Turtle Pointe Cove Different? · Is Now a Good Time to Sell in Turtle Pointe Cove? · What Have Turtle Pointe Cove Homes Sold For? Every MLS Closing · What Do County Recorded Sales Add to the Turtle Pointe Cove Picture? · How Do We Price a Turtle Pointe Cove Home? · Turtle Pointe Cove vs Westlake Court: What Will Your Buyer Compare? · How Do We Market a Turtle Pointe Cove Home? · How Do We Negotiate a Turtle Pointe Cove Contract?
The Details: What Does It Cost to Sell a Turtle Pointe Cove Home in Lee County? · What Must a Turtle Pointe Cove Seller Disclose Under Florida Law? · How Does the Golf Membership Work When You Sell a Turtle Pointe Cove Home? · What Will Your Buyer Pay to Own a Turtle Pointe Cove Home? · How Do the Flood Zone and Storm Record Affect Selling a Turtle Pointe Cove Home? · Which Turtle Pointe Cove Rules Affect a Sale? · How Long Does It Take to Sell a Turtle Pointe Cove Home? · How Should You Prepare a Turtle Pointe Cove Home for Sale? · What Does a Real Turtle Pointe Cove Resale Teach? The June 2026 Sale · How Do You Get a Free Turtle Pointe Cove Home Valuation?
More: Thinking of Selling Your Turtle Pointe Cove Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Turtle Pointe Cove Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Turtle Pointe Cove · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Turtle Pointe Cove is different because the neighborhood is small, legally a condominium, and sold inside a gated club: 19 detached homes on one street, two sales in the last 12 months, a state register that says condominium while the county taxes single-family parcels, and two sets of closing paperwork.
All 19 homes are on Ridgepoint Drive, with 11 on one side and 8 on the other, according to our read of the Lee County roll. The neighborhood has no second street, no towers and no carriage homes. A buyer comparing it with the neighbors will see a quiet lane of homes built 2003 to 2005, with heated areas of 1,781 to 2,691 square feet, and will measure your home against the other 18.
The Florida Division of Condominiums lists Turtle Pointe Cove at West Bay Club as a condominium with a declaration recorded January 20, 2004, and the association is a Florida not-for-profit corporation filed January 15, 2004. The Lee County Property Appraiser assesses all 19 homes as single-family residential parcels. Both are true: the tax class is an appraiser's classification, and the legal regime is Chapter 718. A seller should explain that in the first showing, not the last.
The condominium association issues an estoppel certificate through its manager, and West Bay Club lists its own amounts due at closing: a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee. Ordering both early is the single most useful thing a seller does before a buyer appears.
Two MLS closings in 12 months and none in 2025 mean the best comparable for your home may be two years old. Pricing here is an exercise in adjusting old sales for time, size and condition, and we show the adjustments instead of hiding them.
West Bay Club's golf membership is an equity certificate that transfers with a home only when the seller is a Premier member who transfers it with the sale, per the club's membership FAQ. A Turtle Pointe Cove seller who does not hold one cannot sell golf, and should not advertise it.
The association's monthly dues, its budget and reserves, and its rules on leasing, pets and sale approval are not published. We have not read the recorded declaration. A seller who brings those documents to the first showing removes the largest source of buyer doubt, and we say plainly below which questions only those documents answer.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Now is a workable time to sell in Turtle Pointe Cove because no home is listed and the last two closings, both June 2026, were the highest MLS prices the neighborhood has recorded, at $825,000 and $907,000. The caution is the sample: two sales describe two homes, and the record has a 27 month gap before them.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Medians use the mean of the middle pair when the count is even. Sold-to-list means sold price over final list price. Every window is fewer than 10 closings, so each is a small sample.
| Window to September 29, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 2 (small sample) | $866,000 | $459.62 | 39 | 94.4% |
| 24 months | 2 (small sample) | $866,000 | $459.62 | 39 | 94.4% |
| 36 months | 3 (small sample) | $840,000 | $456.01 | 74 | 94.2% |
| 60 months | 9 (small sample) | $708,000 | $326.80 | 12 | 96.0% |
The 12 and 24 month rows match because no closing fell between February 28, 2024 and June 2, 2026. The nine 60 month closings total $6,640,000 against $6,900,800 in final list prices; six sold below the final list price and three at it, and none sold above it.
On September 29, 2026 the MLS showed no active Turtle Pointe Cove listing. For a seller that is the most useful fact on this page: a buyer who wants a detached home in this neighborhood has nothing else to tour, and a home priced to the June 2026 sales meets that buyer alone. The risk is the reverse. A seller who prices above the record is not competing with a neighbor, but with the buyer's alternatives in other West Bay Club neighborhoods.
The MLS recorded no Turtle Pointe Cove closing in 2025, and the county file shows no qualified sale between the February 2024 recording and June 2026. A buyer's agent who looks for recent comparables will find that gap, and will ask why. The honest answer is that the neighborhood turns over about twice a year, so a gap of a year or more is ordinary, and that the June 2026 pair is the current evidence.
Two closings six days apart set the current range: a 1,781 square foot, three-bedroom home at $825,000 after 78 days on market, and a 1,989 square foot, three-bedroom home at $907,000 with the MLS recording zero days. Both closed below final list, at 94.2 and 94.6 percent. A seller who lists at the June prices and expects to sell at list is ignoring that pattern. We plan for a close near 94 to 95 percent of the final list price, and we say so when we set the number.
Each year is a small sample of MLS closings, so treat a median as a description.
| Year | MLS closings | Median sold | Range | Median sold-to-list |
|---|---|---|---|---|
| 2023 | 6 | $675,000 (mean of $650,000 and $700,000) | $500,000 to $900,000 | 98.4% |
| 2024 | 1 | $840,000 | $840,000 | 93.4% |
| 2025 | 0 | none | none | none |
| 2026 to September 29 | 2 | $866,000 (mean of $825,000 and $907,000) | $825,000 to $907,000 | 94.4% |
From a $675,000 median in 2023 to $866,000 in 2026 is a rise of about 28 percent, but six sales in one year and two in another describe a direction, not a rate. The sold-to-list pattern tells a seller more: 2023 sales closed at a median of 98.4 percent of list, while the 2024 and 2026 sales closed 5 to 7 percent under it.
Turtle Pointe Cove homes sold nine times in the Southwest Florida MLS between January 2023 and June 2026, at prices from $500,000 to $907,000. No window reaches 10 closings, so we list every sale by month, bedrooms, living area, list price, sold price and days on market, newest first.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The MLS records baths as full baths with half baths in parentheses, and we show the field as recorded.
| Closed | Beds and baths (MLS format) | MLS living area (sq ft) | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Jun 2026 | 3 bed, 2(0) | 1,781 | $876,000 | $825,000 | 94.2% | 78 |
| Jun 2026 | 3 bed, 3(1) | 1,989 | $959,000 | $907,000 | 94.6% | 0 |
| Feb 2024 | 3 bed, 2(1) | 1,989 | $899,000 | $840,000 | 93.4% | 74 |
| Jul 2023 | 3 bed plus den, 2(0) | 1,989 | $900,000 | $900,000 | 100.0% | 0 |
| Jun 2023 | 3 bed plus den, 2(1) | 2,738 | $708,000 | $708,000 | 100.0% | 0 |
| May 2023 | 3 bed, 2(0) | 2,000 | $629,900 | $610,000 | 96.8% | 57 |
| May 2023 | 3 bed plus den, 2(1) | 2,453 | $729,000 | $700,000 | 96.0% | 42 |
| Apr 2023 | 3 bed, 2(0) | 1,781 | $549,900 | $500,000 | 90.9% | 12 |
| Jan 2023 | 3 bed, 2(0) | 1,989 | $650,000 | $650,000 | 100.0% | 0 |
Four of the nine show zero days on market. That usually means a listing entered and closed together, not a home marketed and sold in a day, so we do not read speed into those rows. The five marketed sales took 12, 42, 57, 74 and 78 days, and that is the range a seller should plan around.
The MLS living-area figure of 1,781 square feet appears on two closings: $500,000 in April 2023 and $825,000 in June 2026, 38 months apart, both three bedrooms and two baths. That is a $325,000 or 65 percent rise on one pair of homes, and it is the cleanest time adjustment in the record. It is also two homes, not one, so condition and updates may explain some of it.
The figure of 1,989 square feet appears on four closings: $650,000 in January 2023, $900,000 in July 2023, $840,000 in February 2024 and $907,000 in June 2026. The median of those four is $870,000 (the mean of $840,000 and $900,000), and the spread is $257,000 over 42 months. We do not know what condition, updates, lot position or furnishings explain it, so we never price a home on living area alone.
Two closings sit well above 2,000 square feet: 2,453 square feet at $700,000 in May 2023 and 2,738 square feet at $708,000 in June 2023. Both were three bedrooms plus a den with two baths plus a half, and both sold within 4 percent of list. They are also the only sales above 2,000 square feet in the record, so a seller of one of the roll's bigger homes, up to 2,691 heated square feet, has two comparables, both from 2023, and will need a time adjustment we build from the smaller homes.
Turtle Pointe Cove has 19 homes on the county roll in West Bay Club, two MLS closings in the last 12 months at a $866,000 median (a sample of two) and no home for sale on September 29, 2026. Get a free Turtle Pointe Cove home valuation or Call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers.
County recorded sales add the long view: 45 qualified sales on file from 2003 to July 29, 2026, of which the first nine are builder-era transfers on three deeds, leaving 36 arm's-length resales from 2009 on at a $499,500 median. The 2026 median is $866,000 on two sales, the same two June closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
County figures are recorded deed prices flagged as qualified arm's-length sales. They are never compared with MLS square-foot figures, and the roll carries no square-foot price.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 2 | $866,000 |
| 2025 | 0 | none |
| 2024 | 1 | $840,000 |
| 2023 | 5 | $700,000 |
| 2022 | 1 | $745,000 |
| 2021 | 1 | $512,000 |
| 2020 | 4 | $527,500 |
| 2019 | 1 | $520,000 |
| 2018 | 1 | $525,000 |
| 2017 | 1 | $495,000 |
| 2016 | 2 | $462,500 |
| 2015 | 4 | $527,500 |
| 2013 | 3 | $420,000 |
| 2012 | 3 | $405,000 |
| 2011 | 4 | $403,750 |
| 2010 | 1 | $500,000 |
| 2009 | 2 | $382,500 |
| 2004 | 5 rows on 2 deeds | $481,000 |
| 2003 | 4 rows on 1 deed | $543,800 |
The county record holds a sale the MLS does not: a $745,000 recorded sale in 2022, a year with no MLS closing, and five qualified sales in 2023 against the MLS's six. The county file has no qualified sale in 2014, in 2025 or in any year from 2005 to 2008, and it lists several nominal $100 transfers that are not arm's-length prices and are excluded.
The four 2003 rows carry one recorded instrument at $543,800, a single deed covering four parcels flagged as vacant land, and the five 2004 rows come from two deeds. Those nine rows are developer-era transfers, not nine home sales. From 2009 on, every qualified row is its own deed: 36 sales in 18 years, about two a year.
The county medians sit between $403,750 and $420,000 in 2011 to 2013, between $462,500 and $527,500 from 2015 to 2021, and reach $700,000 in 2023, $840,000 in 2024 and $866,000 in 2026. Small counts move medians, so we describe the direction: the price level roughly doubled between the early 2010s and 2026.
Two sales a year across 19 homes is about 10 percent of the neighborhood turning over annually in the resale era, and 2025 had none. For a seller that means buyers are scarce and informed: the few who want this neighborhood have usually studied it, and they will have read the same nine sales we have.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We price a Turtle Pointe Cove home by starting with living area, adjusting the nearest sales for time and condition, checking the bedroom count against the county roll, and testing the answer against what a buyer will learn from the estoppel and the flood map. In a neighborhood of 19 homes, the method matters more than any single comparable.
The public record for the neighborhood, including the roll, is on our Turtle Pointe Cove neighborhood page. The roll shows heated areas of 1,781 square feet on three homes, 1,980 on two, 1,989 on seven, and one each at 2,283, 2,285, 2,500, 2,576, 2,590, 2,598 and 2,691. The 1,989 square foot size is the neighborhood's most common, on 7 of 19 homes or 37 percent, so four of the nine MLS closings are direct comparables for seven homes. A home at 1,781 square feet has two MLS comparables. A home above 2,400 square feet has two, both from 2023.
Two sales of the same 1,781 square feet, 38 months apart, differ by $325,000, and four sales of 1,989 square feet across 42 months span $257,000. We do not apply one percentage to every sale. We adjust by the closest pair of dates and sizes, and we show the seller the arithmetic, because a buyer's agent will do the same.
Year built is the county's only condition proxy, and these homes are 21 to 23 years old. A new roof, a replaced air-conditioning system, impact windows and a documented repair history move a price, and a home with none of them invites a credit request. We ask for the roof and air-conditioning dates at the first visit, and we build the adjustment from what a buyer's inspector will find.
The county roll shows eight two-bedroom homes, ten three-bedroom homes and one four-bedroom home. The MLS marketed a 1,989 square foot home as three bedrooms or three plus a den in four of four recent closings. A flex room marketed as a bedroom can be a conforming bedroom or not, and buyers who read both records will notice. We describe the home the way the permit and the roll support, not the way the last listing did.
The public record we hold does not give lot position, view or orientation for individual homes, and we do not guess. The neighborhood's own facilities appear to be limited to four lettered common-element tracts. We measure what a buyer can see on the lot, including any pool, screen enclosure and garage, and we price those as condition, not as a neighborhood feature.
A buyer adds the association's dues, the club's closing amounts of $15,450, any club membership and the flood policy to the price. The association's dues are not public, so the estoppel and budget are part of the price: a home with a clean estoppel and a current budget sells faster than one whose buyer has to ask.
An automated estimate needs many recent sales nearby and finds two in 12 months. It cannot see roof age, enclosed lanais, the flood elevation certificate or the condominium paperwork. We do not cite an automated estimate as a value on this page, and we ask sellers who have seen one to hold it beside the nine closings above.
On September 29, 2026 there was no live Turtle Pointe Cove competition. The buyer's alternatives are the other West Bay Club neighborhoods, including Westlake Court and Turtle Pointe at West Bay Club, and we check what is listed in each before we set the price. The full method is on our Turtle Pointe Cove home valuation page.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A buyer weighing Turtle Pointe Cove against Westlake Court is choosing between a detached home built 2003 to 2005 at a $708,000 60 month median and a home built 2016 to 2023 at $2,683,000, inside the same gates. Sellers here should expect buyers to compare age, size, regime and price, in that order.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Turtle Pointe Cove | Westlake Court |
|---|---|---|
| Homes on the 2026 roll | 19 | 25 |
| Legal regime | Condominium (Chapter 718), taxed as single-family parcels | Homeowners' association (Chapter 720) |
| Built | 2003 to 2005, median 2004 | 2016 to 2023, median 2018 |
| Heated area (roll) | 1,781 to 2,691 sq ft, median 1,989 | 2,816 to 4,690 sq ft, median 3,049 |
| Bedrooms (roll) | 2 on 8, 3 on 10, 4 on 1 | 3 on 16, 4 on 8, 5 on 1 |
| MLS closings, 12 months | 2, $866,000 median | 2, $2,700,000 median |
| MLS closings, 24 months | 2, $866,000 | 6, $2,700,000 |
| MLS closings, 36 months | 3, $840,000 | 6, $2,700,000 |
| MLS closings, 60 months | 9, $708,000 | 11, $2,683,000 |
| Median $ per MLS sq ft, 60 months | $326.80 | $855.26 |
| Median days on market, 60 months | 12 | 15 |
| Median sold-to-list, 60 months | 96.0% | 96.9% |
| Active listings, September 29, 2026 | 0 | 0 |
| County qualified sales since September 29, 2025 | 2, $866,000 median | 2, $2,625,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed. Both neighborhoods are small samples in every MLS window.
Price and age. Over 60 months Turtle Pointe Cove closed 9 times at $708,000 and Westlake Court 11 times at $2,683,000, a ratio of about 3.8 to 1. The price per MLS square foot ratio is smaller, about 2.6 to 1, because Westlake Court homes are also larger. A Turtle Pointe Cove seller should not expect a Westlake Court buyer, and should expect a buyer who cares about the club, the gate and a price under $1 million.
Westlake Court is a homeowners' association under Chapter 720, and Turtle Pointe Cove is a condominium under Chapter 718. That changes the disclosure a seller owes, the estoppel statute and the cancellation right, all covered below. We read the Westlake Court seller guide alongside this one before we advise a seller whose buyer is comparing the two.
A buyer who wants a detached home inside West Bay Club at under $1 million, is ready to plan for a 2004 roof and systems, and values being near River Park suits Turtle Pointe Cove. A buyer who wants a home built in 2016 or later, more space and a course-edge setting suits Westlake Court. Price your home to the first buyer and you will not lose the second, because the second was never yours.
We market a Turtle Pointe Cove home with professional photography, aerial and video, a listing file that answers the condominium, flood and club questions up front, and targeted exposure to buyers looking inside West Bay Club. With no competing listing, the marketing job is precision, not volume.
Data updated: September 2026 (West Bay Club open house policy; Southwest Florida MLS Matrix, pulled September 29, 2026)
The record supports three uses: a full-time home for a household that wants a detached house in a gated club community, a seasonal residence, and a home near River Park for a buyer who wants the club's outdoor amenities without an estate-street price. We describe the property, not the people who buy it, and we do not steer.
A 19-home neighborhood gives no neighbor's photography to borrow from, so every listing gets its own. We shoot the home, the street entry and the setting, and we use aerial work where the lot supports it. We show the home as it is, including the screen enclosure and the garage.
Before the listing goes live we gather the estoppel, the budget, the roof and air-conditioning records, the flood elevation certificate if one exists and the club's closing amounts. A buyer can then read the answers before writing a question. In a neighborhood this small, that file does more than an extra photograph.
The MLS spells the neighborhood "Turtle Point Cove," and the county, the state and the association write "Turtle Pointe Cove." The carriage-home condominium next door uses "Turtle Pointe," and its units carry unit numbers while every Cove home has a plain street address. We title and tag the listing so a buyer searching either spelling finds the right neighborhood.
West Bay Club is gated. The club's open house policy allows realtor open houses on Saturdays and Sundays from 1 p.m. to 4 p.m., asks for three days' notice, requires photo ID and an agent present throughout, and permits two signs per open house. We schedule around it and brief the gate.
Some owners prefer to sell quietly. We can show a home to qualified buyers from our own network before it reaches the MLS, and we explain the trade: a quiet sale reaches fewer buyers, and in a neighborhood with no competing listing that can be an acceptable trade.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Domain Realty Group, the team they lead, has sold over $2.5 billion in real estate.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We negotiate a Turtle Pointe Cove contract by using the buyer's review windows instead of fearing them, settling who pays the club's $15,450 in closing amounts in writing, and answering age-of-systems and flood questions with documents. In a neighborhood with no competing listing, the buyer's leverage is time and the seller's is scarcity.
A partner sits at your table. We show you each offer against the nine closings and the June 2026 pattern of 94 to 95 percent of final list, and we recommend what to accept, counter or decline.
A buyer of a condominium resale has a statutory right to cancel after receiving the governing documents, under Section 718.503. A seller who delivers the declaration, articles, bylaws, rules, budget and financial statement at the first offer starts that clock early and ends it early. We build the document package before the listing, so the window is a formality.
A 2004 home brings an inspector to the roof, the air conditioning, the water heater, windows, the electrical panel and the screen enclosure. We walk the home before listing and decide with you which items to fix, which to credit and which to disclose.
A buyer's insurance quote can reprice a contract. Because the street tests as Zone AE at our geocoded points, a buyer will want a flood quote and a wind-mitigation report before the inspection period ends. A seller who has both has already answered the buyer's most common re-trade.
The club lists a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee, $15,450 together, and the public page does not say which party pays. In a Florida contract that is negotiated. We set it in the first counter, not at the closing table.
Whether the association requires approval of a sale is a declaration question we cannot answer from the public record. We ask the manager early, and we set the closing date after the approval step, not before.
A price reduction lowers the recorded price that becomes the next seller's comparable. A credit does not. We use credits for specific, inspected items and hold the price when the record supports it.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Turtle Pointe Cove seller in Lee County customarily pays the deed's documentary stamp tax of $0.70 per $100, the owner's title policy and the condominium estoppel fee, plus any commission and club amounts the contract assigns. On an $866,000 sale the first three total about $10,766 before commission. The contract controls.
The three prices are the neighborhood's 60 month MLS median, its 12 month median and its highest MLS closing. The totals are our estimates from the state's rates and caps and are not a closing statement.
| Item | At $708,000 | At $866,000 | At $907,000 |
|---|---|---|---|
| Documentary stamp tax on the deed ($0.70 per $100) | $4,956 | $6,062 | $6,349 |
| Owner's title policy (promulgated rate, estimate) | $3,615 | $4,405 | $4,610 |
| Condominium estoppel fee (statutory cap, current account) | $299 | $299 | $299 |
| Total of these three | $8,870 | $10,766 | $11,258 |
Section 201.02 sets the tax at $0.70 per $100 of consideration, rounded up to the next $100, and in Lee County residential practice the seller pays it. At $866,000 that is 8,660 units times $0.70, or $6,062 (Florida Department of Revenue).
Florida promulgates the owner's policy premium at $5.75 per $1,000 of coverage to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. At $866,000 that is about $4,405. In Lee County the seller customarily selects the closing agent and pays for the owner's policy, and nothing in Florida statute assigns it, so the executed contract controls.
Section 718.116(8) lets a unit owner request an estoppel certificate from the association, requires delivery within 10 business days and caps the fee for a current account, which the cost of selling research puts at $299 in 2026 after the state's CPI adjustment. A seller orders it early, because a certificate is valid for 30 days, or 35 if mailed.
West Bay Club lists a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee. They total $15,450, about 1.8 percent of $866,000 and 1.7 percent of $907,000. The page does not say who pays, and we negotiate it.
Florida property tax is billed for the calendar year in arrears, so at a mid-year closing the seller credits the buyer for the days the seller owned the home, using the prior year's bill as the estimate. We do not quote a Turtle Pointe Cove tax bill because it depends on assessed value, exemptions and millage, and the association's dues are prorated from the estoppel.
Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and buyer agreements are required before a buyer's agent tours. Commissions are negotiable and not set by law. We put the listing commission and any buyer-side offer in writing before we list.
This is an estimate for illustration, for a seller with no mortgage. The commission lines are examples, not a rate, and the club amounts are shown both ways because the contract decides.
| Item | Estimate at $866,000 | Basis |
|---|---|---|
| Sale price | $866,000 | 12 month MLS median, n = 2 |
| Listing commission (example 2.5%) | -$21,650 | Negotiated |
| Buyer-agent compensation if offered (example 2.5%) | -$21,650 | Optional, off-MLS |
| Documentary stamp tax | -$6,062 | 8,660 units times $0.70 |
| Owner's title policy | -$4,405 | Promulgated schedule |
| Title search and settlement fee (estimate) | -$1,200 | Varies by title company |
| Municipal lien search (estimate) | -$175 | Varies |
| Condominium estoppel | -$299 | Statutory cap |
| Estimated costs without buyer-agent offer or club amounts | -$33,791 | About 3.9% of price |
| Estimated net, before payoff and tax proration | $832,209 | |
| With a 2.5% buyer-agent offer | $810,559 | Costs -$55,441 |
| With the offer and the club's $15,450 | $795,109 | Costs -$70,891 |
Property tax proration and any mortgage payoff are excluded because neither is public for these homes.
A Turtle Pointe Cove seller must give the buyer the condominium documents and disclosures Section 718.503 requires, the property tax disclosure summary at or before signing, the flood disclosure at or before signing, and any known material defect under Johnson v. Davis. The statute that governs a homeowners' association, Section 720.401, does not apply here.
For a resale of a condominium unit, the seller must give the buyer the declaration of condominium, articles, bylaws and rules, the annual budget and financial statement, the association's frequently asked questions sheet and any milestone or reserve study that applies. Under the current text, the contract must carry conspicuous voidability language, and a buyer who did not receive the documents before signing can cancel in writing within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receipt. Waivers are void.
The county taxes these as single-family homes, and the state register lists a condominium. We apply Chapter 718 because the association is a condominium association and the state lists a declaration recorded January 20, 2004. Section 720.401 is the homeowners' association disclosure, and Westlake Court, a neighbor inside the same gates, uses it. A seller who is unsure which applies should ask the closing agent or a lawyer, and we say plainly that this page is information, not legal advice.
The seller must give a property tax disclosure summary at or before signing, warning that the buyer should not rely on the seller's current taxes and that a change of ownership or improvements can trigger reassessment.
A seller of residential property must complete a flood disclosure at or before the contract is signed, covering knowledge of flooding during ownership, flood insurance claims and flood damage assistance such as FEMA aid. Because the street tests as Zone AE at our geocoded points, this form deserves an accurate answer, not a quick one.
Under the Florida Supreme Court's 1985 decision, a seller who knows of facts materially affecting value that are not readily observable and not known to the buyer must disclose them, and an "as is" clause does not remove that duty. We walk the home with you and record what you know, including roof leaks, prior water intrusion and permitted and unpermitted work.
We have not read the recorded declaration, and the state register lists 38 units while the county roll shows 19 homes. We cannot say why. Those two facts, what a unit includes and who insures and maintains the exterior, are the first things a buyer will ask, and the declaration and the association's estoppel package answer them.
A Turtle Pointe Cove home does not come with a golf membership. West Bay Club's own FAQ says memberships transfer only when a Premier member transfers one with the sale of a home, so a seller who holds a Premier membership can offer it and a seller who does not cannot.
The club describes itself as an equity, member-owned private club. The FAQ says Premier members receive an equity certificate, the initiation fee is not refundable, and the cap is currently 300 golf members for 18 holes. It says a social membership is available to West Bay residents only.
If you hold a Premier membership, we confirm the club's current transfer steps in writing and make the membership a contract term. If you do not, we say so in the listing and point golf-minded buyers to the club's membership office. We do not quote initiation or dues, because the public pages do not.
The club's public pages do not state social membership fees or say which amenities a Cove owner may use without a membership. A seller should not promise access the club has not confirmed.
A Turtle Pointe Cove buyer pays a condominium association whose dues are not published, the club's $15,450 in closing amounts, Lee County property tax, homeowners and flood insurance, and any club membership. Only the closing amounts are published, so the estoppel is the buyer's first real number.
The layers are the condominium association's dues, the West Bay Club community charges, the closing amounts, an optional membership, tax and insurance. We do not add them into one monthly figure because the association's dues are unpublished, and a seller who quotes one invites a dispute.
In a Florida condominium the association fee usually covers the association's insurance, common-area upkeep, reserves and administration. Whether Turtle Pointe Cove's fee covers roofs, exteriors, insurance or landscaping on detached homes depends on the declaration, which we have not read.
West Bay Club has no Community Development District, per our community research of the state's and county's special-district lists. A buyer should still see the absence on the tax bill.
A buyer's first tax bill can differ from yours because the assessment can change after a sale, and Section 689.261 requires the seller to say so. We do not quote a bill for the Cove because we do not hold one.
Flood and storm history affect a sale because FEMA's map shows Zone AE, with a base flood elevation of 11 feet, at the eight points we placed along Ridgepoint Drive, so a lender will likely require flood insurance. That is a map reading for street-range points, not a survey of your lot.
FEMA's National Flood Hazard Layer returned Zone AE, coastal floodplain, with a static base flood elevation of 11 feet and the special flood hazard area flag at every point, on panel 12071C0587G effective November 17, 2022. The census geocoder places addresses by interpolation, so an elevation certificate for the lot is the only proof of a home's zone.
A federally backed mortgage requires flood insurance in a special flood hazard area, which includes zones beginning with A or V. The National Flood Insurance Program covers a building up to $250,000, so many buyers add private excess coverage. The Village of Estero's Community Rating System class earns policyholders a discount.
FEMA released revised preliminary flood maps for Lee County in January 2025, and we did not test the Cove against the preliminary layer. We tell sellers to have the buyer's lender and a flood broker confirm whether the zone changes when new maps take effect.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, and Hurricane Milton in October 2024 as a Category 3 near Siesta Key. We found no public record of Ian damage at Turtle Pointe Cove specifically, which is not proof there was none, so a seller should be ready to answer the buyer's questions with roof, enclosure and repair records.
An elevation certificate if one exists, the flood and wind insurance declarations pages, any wind-mitigation report, the roof and screen-enclosure history and the permits. Buyers who see them early ask fewer questions later.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The rules that affect a Turtle Pointe Cove sale are set by the condominium's declaration and rules, the club's architectural review and West Bay Club's transfer process. None is published for the Cove, so we say what is unknown, name the document that answers it, and ask for it before a buyer does.
Whether the association requires approval of a sale or a lease is a declaration question, not a public-record question. The club's transfer fee and estoppel process apply at every sale. We ask the association's manager for the current procedure and any application fee before we list.
The public record says nothing about leasing at Turtle Pointe Cove, so we publish no minimum term or cap. Section 718.106 provides that when a unit is leased, the tenant has the use rights in association property and the owner does not, except as a guest, unless the tenant waives them in writing. A buyer planning any stay shorter than a month should treat it as not permitted until the association confirms otherwise in writing.
We found no published pet rule. West Bay Club has dog parks, and assistance animals for a person with a disability are handled under federal fair housing rules regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
Exterior changes at West Bay Club go through an architectural review committee, and our community research reports a second layer where a sub-association has its own review. A seller with recent exterior work should have the approval letters in the file.
We found no record of a 55-plus declaration, and the club's FAQ says residents come from every stage of life. Age status is a legal fact recorded in a declaration, and we describe the property, not who may live in it.
A Turtle Pointe Cove home that is priced to the recent closings should plan for one to three months to contract, based on the five marketed MLS sales that took 12, 42, 57, 74 and 78 days, plus the estoppel and review windows before closing. The four zero-day rows reflect entry at closing, not speed.
Five of nine closings were marketed: April 2023 at 12 days, May 2023 at 42 and 57, February 2024 at 74 and June 2026 at 78. The two June 2026 sales closed six days apart, one after 78 days and one recorded with zero.
Week one, valuation and document ordering. Weeks two to four, photography, listing and showings, limited to the club's open house rules. Then a contract, the review window, inspection, the estoppel and the club's closing process. We build the calendar backward from your move date.
Many West Bay Club owners are seasonal. We can run a sale remotely with electronic signatures, a local inspector and a key-holder, and we arrange the gate access for showings.
A Turtle Pointe Cove seller should prepare by ordering the association estoppel and the club's closing amounts, collecting roof, air-conditioning and permit records, checking the flood and wind documents, and fixing what an inspector will flag in a home that is 21 to 23 years old. Preparation turns a thin comparable set into a confident buyer.
We recommend fixing what an inspector will flag, refreshing what a buyer sees first, and not remodeling for a sale. With no competing listing, a buyer compares your home with its own plan for the same square feet, not with a neighbor's kitchen, so a documented roof is worth more than a new backsplash.
A buyer of a 1,989 square foot detached home inside a club is usually weighing it against a larger home elsewhere or a smaller one nearby. Stage the flow, the light and the outdoor living space, and keep the garage and the screen enclosure clean and open.
The most recent Turtle Pointe Cove closing teaches that a home can reach the neighborhood's highest MLS price and still close 5.4 percent under its final list. A three-bedroom, 1,989 square foot home closed in June 2026 at $907,000 against a $959,000 list. This is a public-record sale.
It is the highest price in the 60 month MLS record. It closed within 0.4 of a point of the neighborhood's other June sale, at 94.6 percent against 94.2 percent. It sits $7,000 above the $900,000 the same MLS area reached in July 2023. And the club's $15,450 in closing amounts equal about 1.7 percent of that price before the association's own charges, tax and insurance.
The lesson is pricing discipline. A list price that assumed a sale at list would have been wrong by $52,000 in June 2026 and by $59,000 in February 2024, when an $899,000 list closed at $840,000. A seller who plans for a 5 to 6 percent negotiation and prices accordingly sells on a calendar, not on a hope.
The record does not say what the June 2026 home's condition, updates or lot position were, and it does not say how the zero days on market arose. We do not build a price on a sale whose reasons we cannot see, and we tell sellers which rows to trust and which to treat as context.
You get a free Turtle Pointe Cove valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the nine MLS closings and the county's recorded sales, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
You receive the closed sales that match your home's size, with dates, days on market and sold-to-list, a time adjustment built from the nearest pairs, the fee stack your buyer will underwrite, a recommended list price with a defensible range and a net sheet like the one above. Request it through our McGreevy and Comisar valuation form, or read how we build it on our Turtle Pointe Cove home valuation page.
In a neighborhood where the same 1,989 square feet sold from $650,000 to $907,000 across 42 months, the price decides the sale. We would rather you see the evidence before you commit, and many owners use the valuation to decide whether to sell this season or next. To start now, request your valuation or call.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Turtle Pointe Cove sellers get the strongest result by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 19-home neighborhood rewards pricing built from every sale and paperwork ready on day one. Few homes here sell, so the next owner who sells should call us first.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
If you are thinking, "I need someone to sell my Turtle Pointe Cove home," here is the short version of everything above. We place your home against the nine closings. We order the estoppel and the club's amounts before the first showing. We negotiate every offer ourselves, through the review window and the closing table.
Start with a free Turtle Pointe Cove home valuation, or call Jesse direct at (239) 898-6072, text or call. Confidential conversations are welcome. Our Turtle Pointe Cove valuation guide shows how homes here are priced, and our Turtle Pointe Cove buyer's guide shows what the next buyer reads.
Timing matters less here than pricing. The five marketed sales took 12 to 78 days, and two sold in June. With no competing listing, a correctly priced home can list in any month, and we plan the calendar around your move date and the association's paperwork.
The record does not say. The county taxes all 19 as single-family parcels, the MLS prices them per square foot like houses, and buyers read the declaration. We price from the nine sales, not from the label, and we explain the label to the buyer.
Reprice from the record, not from the list history. A sale at 94 to 95 percent of a final list is the pattern here, so a home that has sat above the June 2026 closings should be measured against them. We review the listing history, the photography and the paperwork before advising a change.
Yes, we recommend it. The estoppel is valid for 30 days, so we time it to the listing, and the declaration, budget, rules and financial statement can be gathered immediately. Buyers have a statutory cancellation window that runs from receipt, so early delivery shortens it.
Yes, to a limited audience. We can show the home to qualified buyers in our network. The trade is reach, and in a neighborhood with two sales a year a quiet sale may be acceptable if the price is right.
Ask each agent to price your home from the nine closings and show the adjustments, to order the estoppel and the club's amounts before listing, and to say what they do not know.
McGreevy and Comisar is a top-reviewed Turtle Pointe Cove realtor on Google, and the quotes below are genuine five star client reviews in the reviewers' own words. They describe our work with sellers across Southwest Florida, not one Turtle Pointe Cove sale, and we publish no aggregate score.
★★★★★ "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
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "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
Read the full set on the McGreevy and Comisar Google Business Profile.
They show how we price, communicate and follow through, and that is the work we bring here.
A Turtle Pointe Cove specialist matters because the sale turns on details a general agent may miss: a condominium regime on a street of detached homes, two sets of closing paperwork, a thin comparable set and a flood map that changes the buyer's loan. We read those records for every listing.
Jesse McGreevy has sold Southwest Florida real estate since 2004, leads Domain Realty Group and writes the pricing opinion for each listing. Reach him at (239) 898-6072.
Marc Comisar, a Broker Associate, walks the home, represents buyers across Estero's gated communities and works with Jesse on every negotiation. Reach him at (239) 287-5873.
A general agent can miss that the MLS and the county disagree on bedroom counts, that the carriage-home neighbors share the street name, that the association's estoppel and the club's closing amounts are separate, and that golf does not come with the deed.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012 and recipients of the 5 Star Award for Customer Satisfaction for 21 Straight Years (Gulfshore Life Magazine).
Owners of other Estero homes can read our Estero seller guide, our Meadows of Estero seller guide and our Lakes of Estero seller guide, and the West Bay Club seller guide covers the gated community as a whole.
If you are selling in Turtle Pointe Cove and buying next, we coordinate both sides so closing dates line up and your Save Our Homes savings are considered before you commit. Marc Comisar represents buyers across Estero's gated communities, and you can reach him at (239) 287-5873.
We time the sale and the purchase together, with a contract contingency or a rent-back where it helps. Because so few Turtle Pointe Cove homes sell, sellers who stay in West Bay Club usually look at other neighborhoods, which we compare in the Turtle Pointe Cove neighborhood page.
Sellers who want to stay inside the gates can look at the West Bay Club neighborhoods, from carriage homes to Westlake Court, and we bring the same record-first method to the purchase.
Our Estero buyer guide covers the village as a whole, and our Turtle Pointe Cove buyer's guide shows the purchase side of the record we use here.
These are the questions Turtle Pointe Cove sellers ask us most, answered from the neighborhood's own record: nine MLS closings since January 2023, 45 county-recorded sales since 2003, the state's condominium register and the club's published amounts. Where the record stops, the answer says so.
Order the condominium association's estoppel and the club's closing amounts, gather roof, air-conditioning and permit records, price from the nine MLS closings, list, and deliver the governing documents with the first offer. We run each step and the closing calendar. Start with a free valuation or call Jesse at (239) 898-6072.
Hire the agent who will price your home from the nine closings, show the adjustments, order the paperwork before listing and say what is unknown.
The two June 2026 MLS closings were $825,000 for 1,781 square feet and $907,000 for 1,989 square feet, a median of $866,000 on a sample of two. Your home's number depends on size, condition and systems, and we build it from the nearest sales on our valuation page.
Two in the Southwest Florida MLS in the 12 months to September 29, 2026, both in June 2026, and two county-recorded qualified sales since September 29, 2025, the same two. The neighborhood had none in 2025 and one in 2024.
$866,000 over the last 12 and 24 months (n = 2), $840,000 over 36 months (n = 3) and $708,000 over 60 months (n = 9). Every window has fewer than 10 closings, so each median is a description of a few homes, not a market rate.
$907,000, for a three-bedroom, 1,989 square foot home in June 2026, which is the highest price in the 60 month MLS record. It closed at 94.6 percent of a $959,000 final list.
The five marketed MLS sales took 12, 42, 57, 74 and 78 days, and four of nine closings show zero days, which usually means a listing entered at closing. We plan for one to three months to contract and then the review and estoppel windows.
No home was listed on September 29, 2026, which favors sellers on supply. Recent closings at 94 to 95 percent of final list favor buyers on price. We call it a thin market where pricing discipline decides the result.
None, on September 29, 2026, per the Southwest Florida MLS. With about two sales a year across 19 homes, a listing is an event, and a home priced to the record meets its buyers without a neighbor's competition.
Up over the long run. County medians run from about $403,750 in 2011 to $866,000 in 2026, and MLS medians from $675,000 in 2023 to $866,000 in 2026. Small counts move medians, so we describe the direction, not a rate.
The median MLS price per square foot was $459.62 over 12 months on two sales and $326.80 over 60 months on nine. The 12 month figures were $463 and $456. Sales from January to June 2023 ran $259 to $327 per square foot, and the July 2023 sale $452.
The record does not support a seasonal rule: the nine closings fell in January, February, April, May, June and July, and the two newest in June. With no listing competition, price and paperwork matter more than month. We set the timing around your move.
No, Section 720.401 applies to homeowners' associations, and Turtle Pointe Cove is a condominium under Chapter 718. You owe the condominium documents under Section 718.503, plus the property tax and flood disclosures. Ask your closing agent to confirm for your contract.
The declaration, articles, bylaws and rules, the current budget and financial statement, the association's frequently asked questions sheet and any milestone or reserve study that applies, under Section 718.503. We gather them before we list.
Yes, in one case. If the buyer did not receive the condominium documents before signing, the contract is voidable by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, per the current text of Section 718.503. Delivering early closes that window.
In Lee County the seller customarily chooses the closing agent and pays the owner's policy, at about $4,405 on an $866,000 sale. Nothing in statute assigns it, so the contract controls, and we confirm the allocation in the first counter.
$0.70 per $100 of price, rounded up, so $6,062 at $866,000 and $6,349 at $907,000, per Section 201.02 and the Florida Department of Revenue. The seller customarily pays it on a residential deed.
Section 718.116(8) lets an owner request the association's estoppel certificate, requires delivery in 10 business days, caps the fee, and makes the certificate valid for 30 days, or 35 if mailed. The club runs a separate estoppel request process with a $100 fee.
West Bay Club lists a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee. The page does not assign them, and in a Florida contract they are negotiated. We settle it in writing before the closing table.
Yes. Section 689.261 requires a property tax disclosure summary at or before signing, warning that the buyer should not rely on the seller's current taxes because a change of ownership or improvements can trigger reassessment.
Yes to both in substance. Section 689.302 requires a flood disclosure at or before signing, and Johnson v. Davis requires disclosure of known material defects that are not readily observable. FEMA's map shows Zone AE at the points we tested, so answer the flood form carefully.
The condominium association's declaration, articles, bylaws, rules, budget, financial statement and estoppel, and the club's closing-amount information. We request them from the association's manager and the club's office and keep them in your listing file.
We cannot say from the public record. Whether the association requires approval of a sale is a declaration question, and the club's transfer fee and estoppel process apply at every sale. We ask the manager for the current procedure and any fee before we list.
Possibly. The association's minimum lease term, frequency limit and approval process are not published, so get them in writing. Section 718.106 gives a tenant the use rights in association property while the home is leased, unless the tenant waives them.
We publish no short-term rental rule because none is public. A buyer planning any stay shorter than a month should treat it as not permitted until the association confirms otherwise in writing. Florida's transient rental tax rules apply if it is allowed.
It helps. West Bay Club routes exterior changes through an architectural review committee, and a second layer may apply at the sub-association. Approval letters for a roof, paint, enclosure or pool change answer a buyer's first question about a home of this age.
The club's open house policy allows realtor open houses on Saturdays and Sundays from 1 p.m. to 4 p.m., asks for three days' notice, requires photo ID and an agent present throughout, and permits two signs per open house. We coordinate the gate for private showings.
No. Fix what an inspector will flag, document the roof and air conditioning, and disclose what you know. A documented 2004 roof is worth more than cosmetic upgrades, and we walk the home with you to decide what to fix, credit or leave.
A seller alone has to price from two sales in a year, order and deliver Chapter 718 documents, negotiate the club's amounts, handle the flood disclosure and run gate access. Buyers' agents also need a written agreement with the buyer since August 2024. We do all of it.
At $866,000 with no mortgage, a 2.5 percent listing commission and no buyer-agent offer, our estimate is about $832,209 before proration. With a 2.5 percent buyer-agent offer it is about $810,559, and about $795,109 if you also pay the club's $15,450. These are estimates.
Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and buyers sign a written agreement before a buyer's agent tours. Commissions are negotiable, and a seller may still offer compensation off-MLS. We put it in writing before listing.
It depends on your gain, your use of the home and your other facts. The IRS excludes up to $250,000 of gain, or $500,000 for joint filers, on a qualifying main home under Section 121, and we suggest you confirm with a tax professional. We do not give tax advice.
Only if you hold a Premier membership and the club approves the transfer with the sale, per its FAQ. The membership is not part of the deed. We confirm the club's current steps in writing and make the membership a contract term.
Yes. We run sales for seasonal owners with electronic signatures, a local inspector, a key-holder and gate coordination, and we keep the documents moving from the association and the club while you are away.
The record does not isolate a flood-zone discount, and we do not invent one. Zone AE means lenders will likely require flood insurance, which is a monthly cost a buyer weighs. An elevation certificate and a current flood quote in the listing file reduce the buyer's uncertainty.
We plan for it. A buyer's flood and wind quotes can reprice a contract, so we suggest you gather your own declarations pages, wind-mitigation report and roof records first. A seller with those in hand can answer the quote with facts.
Ask each team to price your home from the nine closings, to show adjustments for time and condition, to name what it could not verify and to describe how it handles the estoppel and the club's amounts. We will do that in a free valuation.
Turtle Pointe Cove owners 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 every recent Turtle Pointe Cove sale and public record in West Bay Club before writing this 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 Turtle Pointe Cove guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. In the last 12 months we tracked both Turtle Pointe Cove closings in the Southwest Florida MLS, pulled September 29, 2026, and we tracked every one of the 9 closings the MLS has recorded for the neighborhood since January 2023.
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.
Selling your Turtle Pointe Cove home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turtle Pointe Cove? 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 Turtle Pointe Cove guide traces to a primary record below: West Bay Club's own pages and documents, Florida statutes and state records, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Turtle Pointe Cove's key documents are published by West Bay Club, the State of Florida, FEMA, the Village of Estero and the federal government; the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the association's own estoppel through its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Condominium resale disclosure, Section 718.503 | Florida Legislature | current statute | Section 718.503 |
| Documentary stamp tax | Florida Department of Revenue | current page | Documentary stamp tax |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Estoppel and closing amounts | West Bay Club | current page | Estoppel page |
| Bylaws | West Bay Club | March 30, 2015 | Bylaws, PDF |
| Articles of incorporation | West Bay Club | 1999 | Articles, PDF |
| Open house policy | West Bay Club | current file | Open house policy, PDF |
| West Bay zoning ordinance | Village of Estero | 2021 | Ordinance 2021-12, PDF |
| 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 |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.