Estero, Florida
Sell your West Bay Club home with McGreevy and Comisar, Top 1% nationally since 2008. Neighborhood-by-neighborhood pricing from 51 closed sales, with estoppels, club membership terms and association documents ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
West Bay Club owners sell into a gated, member-owned community of roughly 704 built residences, and 51 of those homes closed on the Southwest Florida MLS in the last 12 months. This seller guide sits beside our full West Bay Club community guide, which covers the history, the equity club, the amenities, schools and storm record in depth. Everything on this page answers one owner's question: how to sell a West Bay Club tower condominium, carriage home, villa or estate for the most money, with the fewest surprises, on a timeline you control. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
This seller guide covers how to sell. The West Bay Club valuation guide covers what your home is worth, and the West Bay Club buyer guide shows what your buyer will weigh.
Selling elsewhere in the village, or comparing notes with a neighbor across town? Our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero apply the same record-first method to those markets. Want a number first? Start with our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for selling a West Bay Club home because we price each of the community's neighborhoods against its own recent closings, sort out the club membership and association paperwork before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association and club paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive south of the US-41 gate, and Estero is a market we work every week.
Recent West Bay Club market record (12 months to September 29, 2026): 51 closed sales · $64,913,000 in total volume · $930,000 median sold price · $427 median price per square foot of living area · a range of $485,000 to $4,500,000 · a median 87 days on market · a median 93.5% of list price · 27 active listings on September 29, 2026, asking $429,900 to $10,099,000, about 6.4 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: West Bay Club community guide]. We keep these numbers current from the MLS so your pricing conversation starts from fact, not guesswork.
For luxury West Bay Club sellers: professional photography, aerial and video, a documents file that answers the fee, flood and membership questions before they are asked, a regional buyer database, and discreet off-market options when a seller wants privacy.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about West Bay Club is narrower and checkable: we have read the master association's published articles and bylaws, the club membership materials the community publishes, the county's recorded sales and every closed sale in the MLS record, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association, club and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling your West Bay Club home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this gated, member-owned community on the gulf side of US-41.
West Bay Club sellers can use the links below to jump straight to pricing, costs, disclosure, the golf membership, the Saltleaf comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Start Here: Why McGreevy and Comisar Are the Best Realtor for West Bay Club · Key Takeaways
The Essentials: What Makes Selling in West Bay Club Different? · Is Now a Good Time to Sell in West Bay Club? · What Have West Bay Club Homes Sold For Since 2021? · Which Recent West Bay Club Sales Matter Most to Your Price? · What Do County Recorded Sales Add to the West Bay Club Picture? · How Do West Bay Club Prices Compare With Nearby Estero Communities? · West Bay Club vs Saltleaf: Which Buyer Will Your Home Meet? · How Do We Price a West Bay Club Home?
The Details: How Do We Market a West Bay Club Home? · How Do We Negotiate a West Bay Club Contract? · What Does It Cost to Sell a Home in West Bay Club? · What Must a West Bay Club Seller Disclose Under Florida Law? · How Does the Golf Club Membership Transfer When You Sell a West Bay Club Home? · What Will Your Buyer Pay to Own a West Bay Club Home? · How Do the Flood Zone and Storm Record Affect Selling a West Bay Club Home? · Which West Bay Club Rules Affect a Sale?
Questions, Contacts and Sources: How Long Does It Take to Sell a West Bay Club Home? · How Should You Prepare a West Bay Club Home for Sale? · What Should Your Listing Say About Life in West Bay Club? · What Does the MLS Record Teach About a Real West Bay Club Resale? · How Do You Get a Free West Bay Club Home Valuation? · Thinking of Selling Your West Bay Club Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a West Bay Club Specialist Matter When You Sell?
More: Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in West Bay Club · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
West Bay Club differs from most Estero sales in six ways: a separate equity club owns the golf and beach amenities, a master association sits over seven sub-associations, condominium and homeowners association law both apply, flood zones split by village, an ARC layer reviews exterior changes, and The Island's pre-construction tower competes for luxury buyers.
Two legal entities run West Bay Club. The West Bay Club Community Association, Inc. is the master property owners association, and The West Bay Golf Club, Inc. owns and operates the golf course, Golf House, Bay House, Beach Club, Sports Park and River Park [Source: West Bay Club community guide]. A Premier member holds an equity certificate in the club entity, which conveys with the home when it sells, subject to the club's transfer rules. A seller who understands which entity holds which right answers a buyer's first hard question.
Beneath the master association sit seven sub-associations: Jasmine Bay Master, Jasmine Bay North, Jasmine Bay South, Indigo Shores, Turtle Pointe, Turtle Pointe Cove and Westlake Court. The single-family neighborhoods of Chapel Ridge, Sunset Trace, Riverbrooke, Laurel Oaks and Nature's Cove are governed directly under the master association's covenants [Source: Articles of Incorporation, West Bay Club Community Association]. For a seller, the neighborhood is the first fact in the listing, because it sets the product, the dues and the rules a buyer will read.
The Jasmine Bay, Indigo Shores, Turtle Pointe and Turtle Pointe Cove associations are condominium associations, and Westlake Court and the master association are homeowners-type associations, per the entity names our community guide reports. The disclosure summary in section 720.401 says it does not apply to associations regulated under chapter 718 [Source: Florida Statutes 720.401], so which documents you owe depends on your neighborhood, and the disclosure section below sorts it out.
West Bay Club has no Community Development District, which we confirmed against the Lee County special districts registry and the state's special-district records [Source: Lee County special districts]. The master assessment covers grounds, roads, the staffed gate, irrigation, water, sewer, trash, pest control, bulk cable and internet, and the non-golf recreation facilities, per the club's membership FAQ [Source: West Bay Club membership FAQ]. Sub-association dues sit on top for the condominium and villa neighborhoods.
Our community guide places the Beach Club on Little Hickory Island in Zone VE, the Jasmine Bay ground floors in Zone AE, and much of the inland Williams Road enclave in Zone X, on a map effective November 17, 2022 [Source: Lee County flood map revalidation document]. A seller who prints the exact zone for the address, instead of quoting the community, answers the lender's first question before it is asked.
The Island at West Bay Club is Kolter Urban's 86-residence tower, listed from $2,699,000 to $10,099,000 with delivery anticipated in mid-2027 [Source: Kolter Urban groundbreaking release]. It is your listing's newest competitor for the same luxury buyer, and it is also the reason some buyers are touring West Bay Club for the first time.
If you want to know how these six differences apply to your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing West Bay Club, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club is a workable place to sell right now for an owner who prices to the current record. In the 12 months to September 29, 2026, 51 homes closed at a $930,000 median, and 27 were listed on September 29, about 6.4 months of supply, a market that rewards correct pricing over patience.
Data updated: September 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Sept 29, 2025 to Sept 29, 2026) | 51 | $930,000 | $427 | 87 | 93.5% |
| Last 24 months | 81 | $1,050,000 | $448 | 66 | 93.4% |
| Last 36 months | 117 | $1,000,000 | $448 | 66 | 93.4% |
| Last 60 months | 193 | $980,000 | $428 | 18 | 95.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, pulled September 29, 2026 by McGreevy and Comisar; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: West Bay Club community guide]
Every window has at least 51 closings, so each median rests on a real sample. The 60-month median days on market of 18 reflects older records that show zero days, and it should be read as a caution about older data, not as a forecast; the latest 12 months, at 87 days, is the number to price against.
On September 29, 2026, 27 West Bay Club homes were listed for sale at a median asking price of $789,000, with asks from $429,900 to $10,099,000. Against 51 closings in 12 months, about 4.2 a month, that is 6.4 months of supply, the figure in our MLS pull. Eight of the listings are The Island's new-construction residences, which have not closed yet. Set those aside and the 19 resale listings, asking $429,900 to $2,950,000 at a $675,000 median, are about 4.5 months of supply by our arithmetic.
Active resale supply is concentrated. Turtle Pointe had 8 listings against 3 closings, Jasmine Bay South 4 listings against 5 closings, Jasmine Bay North 3 against 13, Chapel Ridge 2 against 1, and Indigo Shores and Riverbrooke 1 each. Nature's Cove, Sunset Trace, Laurel Oaks, Westlake Court and Turtle Pointe Cove had none listed. A Nature's Cove seller meets a different market than a Turtle Pointe seller, and the price should reflect it.
The honest read is that the market pays for condition and correct pricing. Across the 51 closings, 25 took longer than 90 days to sell and 12 sold within 30 days, and 36 sold below 95% of list while 3 sold at or above list. Waiting for a higher number to return is a forecast, not a plan. Pricing to the last six to twelve months of sales for your own neighborhood and size is a plan.
If you are weighing a sale this season, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club's median sold price ran $925,000 in the oldest 12-month block of the last 60 months, peaked at $1,550,000 in the second-newest block, and was $930,000 in the latest block, per the Southwest Florida MLS. The block medians swing with the mix of towers and estates that closed, so read them by neighborhood.
Data updated: September 2026
| 12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Year 1: the latest 12 months | 51 | $930,000 | $427 | 87 | 93.5% |
| Year 2: months 13 to 24 back | 30 | $1,550,000 | $473 | 33 | 93.2% |
| Year 3: months 25 to 36 back | 36 | $900,000 | $450 | 66 | 93.5% |
| Year 4: months 37 to 48 back | 49 | $955,000 | $377 | 0 | 96.3% |
| Year 5: months 49 to 60 back | 27 | $925,000 | $419 | 0 | 100.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, pulled September 29, 2026; blocks are counted in 365-day steps back from September 29, 2026. [Source: West Bay Club community guide]
Year 5 shows 27 sales at a median of 0 days and 100.0% of list, and Year 4 shows 49 sales at a median of 0 days, which tells us the earlier records carry many zero-day entries. By Year 2 the median had jumped to $1,550,000 on 30 sales, a block dominated by higher-priced homes, and by the latest block it was $930,000 on 51 sales at 87 days. The block medians move because the mix moves, not because every home moved the same way, which is why the neighborhood table further down matters more than any one median.
| Sold price band (last 12 months) | Closed sales | Share of the 51 |
|---|---|---|
| Under $700,000 | 15 | 29% |
| $700,000 to $999,999 | 11 | 22% |
| $1,000,000 to $1,999,999 | 18 | 35% |
| $2,000,000 to $2,999,999 | 5 | 10% |
| $3,000,000 and up | 2 | 4% |
West Bay Club spans a wide range for a single gate: 26 of the 51 sales were under $1,000,000 and 25 were $1,000,000 or more. A listing that fits one band has a very different buyer from a listing in the next.
| Product group (from the MLS subdivision field) | Closed sales, 12 months | Median sold | Median $ per sq ft | Median days on market | Median sold as % of list | Range |
|---|---|---|---|---|---|---|
| Jasmine Bay towers (North and South) | 18 | $701,250 | $396 | 142 | 93.5% | $525,000 to $1,440,000 |
| Carriage homes (Indigo Shores, Turtle Pointe) | 11 | $640,000 | $295 | 105 | 94.3% | $485,000 to $885,000 |
| Single-family, villas and estates (all other labels) | 22 | $1,787,500 | $563 | 58 | 93.6% | $825,000 to $4,500,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 12 months to September 29, 2026; groups are our sorting of the MLS subdivision field. [Source: West Bay Club community guide]
Towers, carriage homes and single-family homes trade at different prices and different speeds, and the tower group took the longest to sell, a median of 142 days, against 58 for the single-family group.
If you bought in a year whose block median sits well above today's, your appraiser will still read the last six to twelve months of sales for your own neighborhood and size, not the block median. A list price anchored to your purchase price will be tested. We show you all five blocks so you can see where your purchase year sits, then price from the sales that will decide the appraisal.
If you own in West Bay Club and want to see where your purchase year sits, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same history for a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club sales that matter most to your price are the recent closings in your own neighborhood and size range. In the 12 months to September 29, 2026, 51 homes sold from $485,000 to $4,500,000, and the table below lists every one with its date, size, price and days on market.
Data updated: September 2026
Beds and baths are as the MLS reports them: 3+Den/3(1) means three bedrooms plus a den, three full baths and one half bath. Owner names and street addresses are not in the pull and are not shown.
| Sold | Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|---|
| Sep 15, 2026 | Nature's Cove | 4+Den/3(0) | 2,967 | $1,650,000 | $556 | 66 | 94.3% |
| Aug 21, 2026 | Nature's Cove | 3+Den/2(0) | 2,984 | $1,900,000 | $637 | 0 | 95.2% |
| Aug 17, 2026 | Chapel Ridge | 3+Den/3(0) | 3,138 | $2,100,000 | $669 | 32 | 91.5% |
| Aug 3, 2026 | Turtle Pointe | 3+Den/2(0) | 2,044 | $603,000 | $295 | 264 | 93.1% |
| Jul 31, 2026 | Jasmine Bay South | 3 Bed/3(0) | 1,766 | $740,000 | $419 | 172 | 96.2% |
| Jul 31, 2026 | Jasmine Bay South | 3 Bed/3(0) | 1,766 | $640,000 | $362 | 0 | 93.4% |
| Jul 8, 2026 | Jasmine Bay North | 3 Bed/3(0) | 2,150 | $700,000 | $326 | 381 | 93.5% |
| Jun 29, 2026 | Jasmine Bay North | 3 Bed/3(1) | 2,342 | $925,000 | $395 | 225 | 92.6% |
| Jun 16, 2026 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $670,000 | $379 | 58 | 92.4% |
| Jun 11, 2026 | Westlake Court | 3+Den/3(1) | 2,864 | $2,700,000 | $943 | 227 | 93.3% |
| Jun 8, 2026 | Turtle Pointe Cove | 3 Bed/2(0) | 1,781 | $825,000 | $463 | 78 | 94.2% |
| Jun 5, 2026 | Nature's Cove | 3+Den/3(0) | 2,981 | $1,675,000 | $562 | 0 | 95.2% |
| Jun 2, 2026 | Turtle Pointe Cove | 3 Bed/3(1) | 1,989 | $907,000 | $456 | 0 | 94.6% |
| May 29, 2026 | Turtle Pointe | 2+Den/2(0) | 1,632 | $485,000 | $297 | 123 | 93.3% |
| May 28, 2026 | Jasmine Bay South | 3 Bed/3(0) | 2,150 | $580,000 | $270 | 192 | 95.4% |
| May 20, 2026 | Indigo Shores | 3 Bed/2(1) | 2,060 | $649,000 | $315 | 105 | 96.9% |
| May 18, 2026 | Laurel Oaks | 4 Bed/4(0) | 3,577 | $1,975,000 | $552 | 27 | 84.1% |
| May 15, 2026 | Jasmine Bay North | 3 Bed/3(1) | 2,342 | $1,000,000 | $427 | 3 | 80.1% |
| May 15, 2026 | Indigo Shores | 3+Den/3(0) | 2,748 | $700,000 | $255 | 155 | 87.6% |
| May 15, 2026 | Indigo Shores | 3 Bed/2(1) | 2,293 | $640,000 | $279 | 162 | 94.3% |
| May 8, 2026 | Jasmine Bay North | 3 Bed/3(0) | 2,150 | $685,000 | $319 | 93 | 94.5% |
| May 5, 2026 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $525,000 | $297 | 222 | 87.6% |
| May 4, 2026 | Turtle Pointe | 3 Bed/2(0) | 1,632 | $490,000 | $300 | 226 | 98.2% |
| Apr 28, 2026 | Jasmine Bay South | 3 Bed/2(1) | 2,342 | $1,440,000 | $615 | 51 | 96.3% |
| Apr 15, 2026 | Nature's Cove | 3+Den/3(0) | 2,972 | $1,600,000 | $538 | 50 | 94.2% |
| Apr 15, 2026 | Sunset Trace | 3 Bed/2(1) | 2,629 | $1,100,000 | $418 | 113 | 91.7% |
| Apr 15, 2026 | Jasmine Bay North | 3 Bed/3(0) | 2,150 | $930,000 | $433 | 104 | 98.0% |
| Apr 15, 2026 | Indigo Shores | 3 Bed/3(0) | 2,060 | $599,000 | $291 | 77 | 95.1% |
| Apr 10, 2026 | Nature's Cove | 3+Den/3(0) | 2,972 | $1,675,000 | $564 | 13 | 95.8% |
| Apr 10, 2026 | Indigo Shores | 3 Bed/3(0) | 2,060 | $650,000 | $316 | 38 | 93.5% |
| Apr 9, 2026 | Riverbrooke | 3 Bed/3(1) | 3,956 | $3,000,000 | $758 | 0 | 100.0% |
| Apr 6, 2026 | Sunset Trace | 3+Den/4(0) | 3,058 | $1,970,000 | $644 | 162 | 94.0% |
| Mar 27, 2026 | Jasmine Bay North | 3 Bed/3(1) | 2,342 | $1,050,000 | $448 | 161 | 91.4% |
| Mar 18, 2026 | Westlake Court | 3+Den/3(1) | 3,019 | $2,700,000 | $894 | 134 | 96.9% |
| Mar 16, 2026 | Indigo Shores | 3+Den/3(0) | 2,748 | $885,000 | $322 | 0 | 100.0% |
| Feb 27, 2026 | Indigo Shores | 3 Bed/2(1) | 2,293 | $630,000 | $275 | 41 | 97.7% |
| Feb 25, 2026 | Sunset Trace | 3 Bed/2(1) | 2,651 | $1,115,000 | $421 | 0 | 93.0% |
| Feb 25, 2026 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $700,000 | $396 | 94 | 93.5% |
| Jan 6, 2026 | Riverbrooke | 5+Den/6(0) | 5,309 | $2,875,000 | $542 | 214 | 85.8% |
| Jan 1, 2026 | Riverbrooke | 5+Den/4(2) | 6,239 | $4,500,000 | $721 | 0 | 81.9% |
| Dec 30, 2025 | Jasmine Bay North | 3 Bed/3(0) | 2,150 | $535,000 | $249 | 71 | 89.3% |
| Dec 12, 2025 | Laurel Oaks | 4+Den/4(1) | 3,894 | $2,400,000 | $616 | 85 | 90.6% |
| Dec 8, 2025 | Indigo Shores | 4+Den/3(0) | 2,748 | $775,000 | $282 | 33 | 92.8% |
| Dec 3, 2025 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $702,500 | $398 | 234 | 93.8% |
| Nov 20, 2025 | Nature's Cove | 4+Den/3(0) | 2,972 | $1,600,000 | $538 | 112 | 91.4% |
| Nov 14, 2025 | Jasmine Bay North | 3 Bed/3(0) | 1,766 | $1,050,000 | $595 | 197 | 88.3% |
| Nov 3, 2025 | Nature's Cove | 3+Den/3(0) | 2,987 | $1,537,500 | $515 | 76 | 90.7% |
| Oct 30, 2025 | West Bay Club (main MLS label) | 4 Bed/3(0) | 2,680 | $1,520,000 | $567 | 87 | 92.7% |
| Oct 1, 2025 | Nature's Cove | 3+Den/3(1) | 3,200 | $1,900,000 | $594 | 0 | 100.0% |
| Oct 1, 2025 | Jasmine Bay North | 3 Bed/3(1) | 2,342 | $1,050,000 | $448 | 123 | 81.1% |
| Oct 1, 2025 | Jasmine Bay South | 3 Bed/3(0) | 1,766 | $660,000 | $374 | 165 | 94.4% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, September 29, 2025 to September 29, 2026, pulled September 29, 2026; $ per sq ft is the sold price divided by MLS living area; sold as % of list uses the MLS list price on each record; the MLS spells two names Turtle Point. [Source: West Bay Club community guide]
West Bay Club has one master association over seven sub-associations, an equity golf club and prices from $485,000 to $4,500,000, so pricing here rewards local knowledge. If you are selling a home in Estero, get a free West Bay Club home valuation or call Jesse direct at (239) 898-6072. If you are also buying a home in Estero, start your home search with Marc or call Marc at (239) 287-5873.
| Neighborhood (MLS subdivision field) | Closed, last 12 months | Median sold, 12 months | Median $ per sq ft, 12 months | Median days on market, 12 months | Active on Sept 29, 2026 | Closed, last 60 months | Median sold, 60 months |
|---|---|---|---|---|---|---|---|
| Jasmine Bay North | 13 | $702,500 | $396 | 123 | 3 | 35 | $920,000 |
| Indigo Shores | 8 | $649,500 | $286 | 59 | 1 | 29 | $695,000 |
| Nature's Cove | 8 | $1,662,500 | $559 | 31.5 | 0 | 19 | $1,537,500 |
| Jasmine Bay South | 5 | $660,000 | $374 | 165 | 4 | 29 | $900,000 |
| Riverbrooke | 3 | $3,000,000 | $721 | 0 | 1 | 12 | $2,912,500 |
| Sunset Trace | 3 | $1,115,000 | $421 | 113 | 0 | 11 | $1,200,000 |
| Turtle Pointe | 3 | $490,000 | $297 | 226 | 8 | 15 | $599,000 |
| Laurel Oaks | 2 | $2,187,500 | $584 | 56 | 0 | 4 | $2,070,682 |
| Turtle Pointe Cove | 2 | $866,000 | $460 | 39 | 0 | 9 | $708,000 |
| Westlake Court | 2 | $2,700,000 | $919 | 180.5 | 0 | 11 | $2,683,000 |
| Chapel Ridge | 1 | $2,100,000 | $669 | 32 | 2 | 9 | $2,080,000 |
| West Bay Club (main MLS label) | 1 | $1,520,000 | $567 | 87 | 0 | 10 | $1,625,000 |
| The Island at West Bay Club | 0 | none sold | none sold | none sold | 8 | 0 | none |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026; the MLS subdivision field carries names that differ slightly from the association's, and the main West Bay Club label holds homes the MLS did not assign to a neighborhood. A median of two or three sales is shown for reference only. [Source: West Bay Club community guide]
Every neighborhood in the table has fewer than 10 closings in 12 months except Jasmine Bay North with 13, so we read the sales themselves, not just the medians. Jasmine Bay North led with 13 sales at a $702,500 median, then Indigo Shores and Nature's Cove with 8 each. Riverbrooke had 3 sales at a $3,000,000 median, and The Island has no closing yet, only 8 listings.
The 1,766-square-foot, three-bedroom, three-bath plan sold eight times in the two towers in the last 12 months: $660,000 in Jasmine Bay South after 165 days, $1,050,000 in Jasmine Bay North after 197 days, $702,500 after 234 days, $700,000 after 94 days, $525,000 after 222 days, $670,000 after 58 days and, back in Jasmine Bay South, $740,000 after 172 days and $640,000 with no days on market. That is a $525,000 spread on one plan, and it tells a seller that floor, view, condition and price carry more weight than the plan itself.
Nature's Cove sold eight times, and five of the homes of 2,967 to 2,981 square feet closed between $1,600,000 and $1,675,000: $1,600,000 after 112 days, $1,675,000 after 13 days, $1,600,000 after 50 days, $1,675,000 with no days on market and $1,650,000 after 66 days. A $75,000 band on similar homes is what pricing to a clear record looks like, and the 13-day and 0-day sales are the ones priced at the top of it.
Riverbrooke had 3 sales: $4,500,000 on January 1, 2026 for a 6,239-square-foot home listed at $5,495,000 with no days on market, $2,875,000 on January 6 after 214 days, and $3,000,000 on April 9 at 100.0% of list with no days on market. A Riverbrooke listing was active on September 29 at $2,950,000 after 251 days. The estates trade on a few sales a year, so each one moves the median, and the last one is your comparable.
The carriage homes are the entry to the community. Indigo Shores had 8 sales between $599,000 and $885,000, and Turtle Pointe 3 sales between $485,000 and $603,000 with a 226-day median. Turtle Pointe has the most listings of any neighborhood, 8 against 3 closings, so a Turtle Pointe seller competes with seven other homes for the same buyer.
If you want to know which of these groups your home belongs to, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the sales behind a specific neighborhood, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
County recorded sales count every qualified deed, whether or not the home was marketed on the MLS. For West Bay Club, the Lee County record shows 50 qualified sales in the 12 months since September 2025 at a $927,500 median, next to 51 MLS closings, and none of the county sales is a builder-direct first sale.
Data updated: September 2026
| Source | Sales in the last 12 months | Median sold | Low | High | What is counted |
|---|---|---|---|---|---|
| Southwest Florida MLS (Matrix), pulled September 29, 2026 | 51 | $930,000 | $485,000 | $4,500,000 | Closed residential sales in the MLS, window September 29, 2025 to September 29, 2026 |
| Lee County Property Appraiser recorded sales, DOR-qualified, index built September 27, 2026 | 50 | $927,500 | $485,000 | $3,000,000 | Improved parcels matched by legal description, since September 2025, newest recorded sale August 3, 2026 |
Sources: Southwest Florida MLS (Matrix); Lee County Property Appraiser sales data through the county sales tool, match on the legal description for West Bay Club, Jasmine Bay, Indigo Shores and Turtle Point, 741 parcels matched against about 704 built residences. [Source: Lee County Property Appraiser]
The counts agree closely, 50 against 51, so this is not a builder-heavy market: the county count does not exceed the MLS count by more than 20%, and the builder-direct split shows no first sale of a new home in the window. Most West Bay Club sales are resales, and the MLS record is a fair picture of them. The two sources use different date windows and different definitions, so they will not match sale for sale, and the county high of $3,000,000 sits below the MLS high of $4,500,000; we have not reconciled the difference here. The Island's residences have not yet closed, so no first sale of new construction appears in either record.
A buyer's lender and appraiser read the recorded deed, and a seller who knows what the county shows has fewer surprises. We use the MLS for days on market, list price and size, which the county roll cannot supply, and the county for a check that no sale is missing from the picture.
If you want to see the recorded sales beside your own comparable set, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club sits above most named Estero neighbors on price and above all of them on supply. Its $930,000 median for the 12 months to September 29, 2026 compares with $525,000 to $875,000 across the neighbors below, and its 6.4 months of supply compares with 2.8 to 3.3 for them.
Data updated: September 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, September 29, 2026, so every row uses the same dates and the same method. Prices are not adjusted for home size, and each community's product mix differs.
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Months of supply |
|---|---|---|---|---|---|---|
| West Bay Club | 51 | $930,000 | $427 | 87 | 93.5% | 6.4 |
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 2.9 |
| The Brooks | 163 | $557,500 | $304 | 56 | 96.3% | 3.1 |
| Grandezza | 55 | $625,000 | $294 | 37 | 94.8% | 2.8 |
| Wildcat Run | 33 | $575,000 | $258 | 90 | 95.0% | 3.3 |
| Corkscrew Shores | 49 | $875,000 | $343 | 102 | 96.5% | 3.2 |
| Tidewater | 33 | $525,000 | $301 | 60 | 96.8% | 3.3 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled September 29, 2026; months of supply is active listings divided by closings over 12, each computed the same way for every row. [Source: Estero HOA and CDD fees guide]
A buyer who has toured Pelican Sound sees a $550,000 median and 25 days on market; your West Bay Club listing answers with an equity club, a Gulf beach club and a Pete and P.B. Dye course, but competes on 87 days and 6.4 months of supply, so the first price you publish has to be right. Each of those buyers needs a different first paragraph.
Every neighbor in the table turns over faster than West Bay Club on months of supply, at 2.8 to 3.3 against 6.4, and the difference is partly The Island's 8 new listings. Set them aside and West Bay Club's resale supply is about 4.5 months, still above every neighbor. More listings per closing means more direct competition for your buyer's afternoon, which is the reason we read every active listing's neighborhood, size and price history before we set your number.
If you want to see exactly where your home lands against these neighbors, call Jesse direct at (239) 898-6072 or request a free home valuation. If you want to tour West Bay Club and two or three of them in one morning, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club and Saltleaf are both Estero-area communities with no CDD, but West Bay Club sells established resale homes across nine neighborhoods with an equity golf club at a $930,000 median, while Saltleaf sells new Ritz-Carlton Residences towers with only 2 MLS closings in the year. Your listing has to win that comparison.
Data updated: September 2026
| Question a buyer asks | West Bay Club | Saltleaf |
|---|---|---|
| What am I buying? | Roughly 704 built residences across nine established neighborhoods: carriage-home condos, single-family homes and 21-story Gulf-view towers | 224 residences in two 22-story condominium towers, 112 per tower |
| When was it built? | First residents in 1998; Indigo Shores built 1999 to 2004; The Island delivering mid-2027 | South Tower opened April 2026; North Tower delivery projected for Q2 2027 |
| Who built it? | A Lehman Brothers development; the members bought the club in 2014; Kolter Urban is building The Island | London Bay Development Group |
| What has sold recently? | 51 closings, $930,000 median, $485,000 to $4,500,000 (12 months to Sept 29, 2026) | 2 closings, $2,805,000 and $13,636,540 (12 months to Sept 29, 2026) |
| Price per square foot | $427 median | $1,067 and $2,182 on the two closings |
| Time on market and list ratio | 87 days, 93.5% of list | 48 and 63 days on the two closings |
| Supply on Sept 29, 2026 | 27 active, about 6.4 months | 16 active, asking $3,845,000 to $8,245,000 |
| Recurring fee | Master assessment plus sub-association dues, reported at about $268 to $865 a month at Jasmine Bay; see the fee stack below | Two-tier master HOA plus a per-tower condominium assessment; amounts not confirmed on our Saltleaf page |
| Golf and club model | Member-owned equity club; Premier membership capped at 290, $130,000 initiation and about $16,900 in annual dues (2026 reported schedule) | Raymond Floyd-designed Saltleaf Golf Preserve, Troon-managed, open to the public with membership programs |
| CDD | None | None |
| Flood zone | Varies by village, from Zone VE at the Beach Club to Zone X in the Williams Road enclave | Parcel-level zone not confirmed on our page; verify with FEMA |
Sources: West Bay Club figures from the West Bay Club community guide and the September 29, 2026 Southwest Florida MLS pull; Saltleaf figures from the Saltleaf community guide and the same pull. [Source: Saltleaf community guide]
| Sold | Beds / baths | Living area (sq ft) | List price | Sold price | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|
| Jul 8, 2026 | 4+Den/4(1) | 6,250 | $15,235,000 | $13,636,540 | $2,182 | 48 |
| May 19, 2026 | 2+Den/3(0) | 2,628 | $2,805,000 | $2,805,000 | $1,067 | 63 |
Source: Southwest Florida MLS (Matrix), closed residential sales in Saltleaf, 12 months to September 29, 2026, pulled September 29, 2026. Two sales are too few for a median to mean anything, so we list them.
A Saltleaf buyer is spending in a different band, with active asks from $3,845,000 to $8,245,000 against West Bay Club's resale asks of $429,900 to $2,950,000. The overlap is at the top: West Bay Club's estates and The Island's $2,699,000 to $10,099,000 listings meet Saltleaf's lower asks. A West Bay Club seller in Riverbrooke or Westlake Court should expect that buyer to have toured a Saltleaf tower.
West Bay Club suits the buyer who wants a mix of condominiums and single-family homes inside one gated community, an equity golf club with a capped membership, and a community that has welcomed residents since 1998. Your listing should say so plainly and let the buyer decide.
Saltleaf suits the buyer who wants a new condominium residence in one of two towers, a marina and an amenity deck, and golf that is open to the public. When we list a West Bay Club home, we do not argue with that buyer; we find the other one.
Your buyer has very likely seen a Saltleaf listing. A West Bay Club estate at $2,000,000 to $3,000,000 sits far above the community's $930,000 median and within reach of Saltleaf's lowest asks, and that buyer will compare age, membership, fees and view. Your listing has to state the fee stack, the membership terms, the square footage and the flood zone plainly. If you own in either community and want to know which buyer pool your home will meet, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer choosing between them, call Marc at (239) 287-5873 and see how we represent buyers in Estero.
McGreevy and Comisar price a West Bay Club home against recent closings in the same neighborhood and a similar size, then adjust for condition, roof and air conditioning age, view, flood zone, approved improvements and club membership. We never start from the community median, a portal estimate or the current asking prices next door.
Data updated: September 2026
The MLS record shows five size groups that behave differently, from homes under 2,000 square feet at a $685,000 median to homes of 4,000 square feet and up at $3,687,500. We take the last 6 to 12 months of closings for your neighborhood, rank them, and ask where your home belongs.
| Living area (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale |
|---|---|---|---|---|---|
| Under 2,000 sq ft | 12 | $685,000 | $388 | $485,000 | $1,050,000 |
| 2,000 to 2,499 sq ft | 16 | $667,500 | $317 | $535,000 | $1,440,000 |
| 2,500 to 2,999 sq ft | 14 | $1,568,750 | $538 | $700,000 | $2,700,000 |
| 3,000 to 3,999 sq ft | 7 | $2,100,000 | $644 | $1,900,000 | $3,000,000 |
| 4,000 sq ft and up | 2 | $3,687,500 | $631 | $2,875,000 | $4,500,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 12 months to September 29, 2026. [Source: West Bay Club community guide]
Buildings run from the 1999 to 2004 carriage homes to the 2007 towers to villas built between 2015 and 2022, so roofs, air conditioning, water heaters and windows are at very different points in their lives [Source: West Bay Club community guide]. We walk the home with a checklist that mirrors a buyer's inspector: equipment dates, storm protection on every opening, lanai and pool condition, and the file of architectural approvals. Because Hurricane Ian damaged roofs and screen enclosures across the community, roof and cage dates matter more here than in an inland community.
Portal estimates blend a $485,000 carriage home with a $4,500,000 estate into one method. They cannot see the neighborhood label, the flood zone, the roof age, the club membership or the association's fee layers, and a buyer sees the same estimate you do. Your list price needs a written, sourced rationale behind it, built from closings that match your home.
On September 29, 2026, 19 West Bay Club resale listings asked $429,900 to $2,950,000, and 8 Island residences asked $2,699,000 to $10,099,000. Asking prices are not sale prices: the 36 of 51 closings that sold below 95% of list show the gap. We read each competing listing's neighborhood, condition and price history, then set your number where it wins the comparison on the first day rather than where it merely matches it.
| Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
| Turtle Pointe | 3+Den/2(0) | 2,040 | $429,900 | 126 |
| Turtle Pointe | 2+Den/2(0) | 1,614 | $490,000 | 361 |
| Turtle Pointe | 3 Bed/2(0) | 1,632 | $514,900 | 326 |
| Turtle Pointe | 3 Bed/2(0) | 2,040 | $519,900 | 149 |
| Turtle Pointe | 3 Bed/2(0) | 2,060 | $529,900 | 210 |
| Jasmine Bay South | 3 Bed/3(0) | 1,766 | $539,000 | 64 |
| Turtle Pointe | 3 Bed/2(0) | 2,260 | $549,000 | 136 |
| Turtle Pointe | 3 Bed/2(0) | 2,044 | $599,000 | 32 |
| Jasmine Bay North | 3 Bed/3(0) | 1,766 | $657,500 | 50 |
| Turtle Pointe | 2 Bed/2(0) | 2,044 | $675,000 | 328 |
| Jasmine Bay South | 3 Bed/3(0) | 1,766 | $689,000 | 174 |
| Jasmine Bay South | 3 Bed/3(0) | 1,766 | $699,900 | 110 |
| Indigo Shores | 3+Den/3(0) | 2,748 | $779,900 | 228 |
| Jasmine Bay North | 3 Bed/3(0) | 2,150 | $789,000 | 338 |
| Jasmine Bay North | 3 Bed/3(1) | 2,330 | $1,050,000 | 46 |
| Chapel Ridge | 3+Den/3(1) | 3,600 | $1,645,000 | 509 |
| Chapel Ridge | 3+Den/3(1) | 3,517 | $2,099,000 | 175 |
| Jasmine Bay South | 3+Den/3(1) | 3,110 | $2,299,900 | 59 |
| Riverbrooke | 5+Den/5(1) | 4,238 | $2,950,000 | 251 |
Source: Southwest Florida MLS (Matrix), active resale listings inside West Bay Club, pulled September 29, 2026; The Island's pre-construction listings are shown separately below. [Source: West Bay Club community guide]
| Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
| The Island at West Bay Club | 4 Bed/4(0) | 3,469 | $2,699,000 | 333 |
| The Island at West Bay Club | 3+Den/4(1) | 3,680 | $2,826,000 | 333 |
| The Island at West Bay Club | 3+Den/4(1) | 3,447 | $3,660,000 | 333 |
| The Island at West Bay Club | 3+Den/4(1) | 3,447 | $3,937,000 | 333 |
| The Island at West Bay Club | 4 Bed/4(0) | 3,379 | $4,210,000 | 333 |
| The Island at West Bay Club | 3+Den/4(1) | 3,447 | $4,354,000 | 333 |
| The Island at West Bay Club | 4 Bed/4(0) | 3,324 | $4,949,000 | 333 |
| The Island at West Bay Club | 4+Den/5(1) | 6,270 | $10,099,000 | 333 |
Source: Southwest Florida MLS (Matrix), The Island at West Bay Club listings, pulled September 29, 2026; days on market is as the MLS shows it for each pre-construction listing.
If you want your home placed on its neighborhood's ladder before you decide anything, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same analysis on a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
McGreevy and Comisar market a West Bay Club home to the buyers actually buying here: people who want a gated equity-club address with a Gulf beach club, a lock-and-leave tower or carriage home, or an estate near the Dye course. That means professional photography, aerial and video, a documents and membership file ready on day one and database outreach.
Data updated: September 2026
The MLS record shows buying decisions at every price step: 15 of the 51 sales were under $700,000, 18 were between $1,000,000 and $1,999,999 and 7 were $2,000,000 or more. We market each home to the buyer for its band: a first gated address, a lock-and-leave seasonal home, a step up to a villa or estate, or a golf-first purchase. We describe the home and the amenities, and we let the buyer decide whether they fit.
West Bay Club's strengths are clearer from above: 868 acres wrapped around the Estero River, Halfway Creek and Estero Bay, with roughly 500 acres of preserve and wetlands, a Pete and P.B. Dye course at the center and a Beach Club twenty minutes south [Source: Troon Magazine, West Bay Club feature]. Professional photography, aerial capture, twilight exteriors, a measured floor plan and a video walk-through are standard on every McGreevy and Comisar listing, not an upgrade. For a Jasmine Bay unit the aerial shows the tower elevation and the view, and for a Riverbrooke or Chapel Ridge home it shows the lot, the preserve edge and the relationship to the course.
The strongest marketing piece for a West Bay Club home is a folder, not a photo. Ours holds the association estoppel and governing documents, your sub-association's budget and reserve information, the fee stack in one table, the FEMA panel and zone for your address, the Architectural Review Committee approvals for exterior work, equipment dates, any wind mitigation report and a letter from the membership office on your membership category [Source: West Bay Club membership FAQ]. For a condominium tower buyer we add the most recent structural integrity reserve study and the milestone inspection schedule. A buyer who never has to ask those questions writes an offer sooner, and a buyer's agent who can send the folder the same night becomes your ally.
The listing goes into the Southwest Florida MLS and out through its syndication, onto our own sites, and into targeted email and social campaigns to our database of Southwest Florida contacts, including out-of-state and Canadian seasonal buyers. With 51 closings in a year, the next West Bay Club buyer may already be touring Pelican Sound, Corkscrew Shores or a Saltleaf tower, or owning a condominium and wanting a single-family home. Finding that person is a database problem before it is an advertising problem. Follow our current listings on Instagram.
West Bay Club is gated with a 24-hour staffed gatehouse, and photo ID is required for open-house visitors and non-resident guests [Source: West Bay Club open house policy]. We arrange showing access with you and the gate before launch so no buyer waits at the gatehouse, and we handle the guest list for open houses. Marc handles the field side, and for seasonal owners we keep a key protocol, a showing log and feedback after every visit.
Not every West Bay Club seller wants a public launch, and at the estate level a private sale is common. An estate sale, a health change or a tenant in place is often better handled quietly, through direct agent-to-agent outreach and our own buyer database. Less exposure can mean a lower price, and we will tell you plainly which way that trade lands for your home. The three Riverbrooke sales in the record show a range from $2,875,000 after 214 days to $4,500,000 and $3,000,000 with no days on market, so the answer depends on the home.
If you want to see the marketing plan for your home before you commit, call Jesse direct at (239) 898-6072 or start with a free home valuation. If you are a buyer who wants early notice when a West Bay Club home comes to market, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Jesse McGreevy and Marc Comisar negotiate every West Bay Club offer themselves. In a community with seven sub-associations, two legal regimes and an equity club, the negotiation runs past price into disclosure delivery, the membership, the inspection, the insurance quote and the estoppels, and each is a point where a seller's money is protected or given away.
The person who priced your home is the person across the table from the buyer's agent. Offers are not relayed by a coordinator and counters are not written from a template. That matters most where the buyer's agent will cite the lowest sale in your neighborhood and we will cite the ones that match your home's size and condition.
If your neighborhood is governed under Chapter 720, the buyer's cancellation right runs 3 days from receiving the disclosure summary or until closing, whichever comes first; if it is a condominium under Chapter 718, the buyer has 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the resale documents [Source: Florida Statutes 720.401] [Source: Florida Statutes 718.503]. We order and deliver the documents with or before the contract, so the clock starts the day the buyer signs and ends while the deal is fresh.
A buyer who wants golf needs a Premier membership, and the membership is capped at 290. We put the membership question in the contract from the first draft: whether the seller's equity certificate conveys, what the buyer must submit to the membership office, and what happens if the club does not approve. Our community guide reports that the club's transfer-fee schedule is not published, so we ask the membership office for it in writing at listing and give it to the buyer's agent up front.
A buyer's inspector will date the roof, air conditioning, water heater and windows in homes built between 1999 and the 2010s and later. A pre-listing inspection finds those items on your schedule, not inside the buyer's inspection window. When a repair request arrives, we compare the cost of the fix with the cost of a credit and with the price of the next-best listing in your neighborhood, and we answer with numbers.
The buyer's homeowners or unit-owner premium depends on the roof, the openings, the flood zone and the carrier. Florida requires insurers to offer discounts for windstorm-mitigation features such as opening protection and roof-deck attachment [Source: Florida Statutes 627.0629]. A wind mitigation report in the file often turns an insurance objection into a smaller number.
Whether your neighborhood requires buyer approval is set by its own declaration, and the estoppel certificate is where it shows [Source: Florida Statutes 718.116]. Our community guide notes that the club's membership office conducts a brief member-relations interview for new members, so we build that step into the closing timeline.
Some concessions cost a seller less than the headline suggests. Covering a buyer's estoppel fee, crediting a water heater replacement or paying for a roof certification can be cheaper than a price cut of the same size, and it does not lower the recorded sale price the next appraisal will read. We model each option before we answer an offer.
If you have an offer in hand or expect one, call Jesse direct at (239) 898-6072 or request a free home valuation to test it. If you are a buyer preparing an offer on a West Bay Club home, call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Selling a West Bay Club home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100 of price, the owner's title policy customarily paid by the seller in Lee County, the association estoppel certificates, and prorated property taxes. At the $930,000 median, doc stamps are $6,510 and the promulgated title premium is $4,725.
Data updated: September 2026
Florida charges documentary stamp tax of $0.70 per $100 of consideration, or portion thereof, on a deed, and the seller customarily pays it on a Florida resale [Source: Florida Statutes 201.02] [Source: Florida Department of Revenue, documentary stamp tax]. At the $930,000 12-month median it is $6,510, and at the $4,500,000 top sale it is $31,500. It appears on your closing statement as one line.
In Lee County, the seller customarily chooses the title company and pays for the buyer's owner's title policy, the reverse of the Collier County habit. The premium is promulgated by the state under Florida Administrative Code Rule 69O-186.003, so the base rate is the same at every title company, but the contract controls who pays [Source: Florida Administrative Code Rule 69O-186.003] [Source: Florida Department of Financial Services, title insurance overview]. A buyer relocating from Collier may assume the opposite, so we confirm the allocation in writing. At a $930,000 price the premium is $4,725, and at $2,700,000 it is $9,325 under the schedule's lower rate above $1,000,000.
An estoppel certificate states what is owed on your home and any fees due at transfer. Florida caps the fee at a base of $250 when the account is current, $100 more for delivery within three business days and $150 more if the account is delinquent, adjusted every five years for inflation, and the certificate is valid for 30 days; our shared 2026 cost research reports the adjusted amounts as $299, $119 and $179, which the issuing association confirms [Source: Florida Statutes 720.30851] [Source: HB 979 (2024) staff analysis]. In West Bay Club you may need one from the master association and one from your sub-association, and the condominium associations issue theirs under section 718.116 [Source: Florida Statutes 718.116]. We order them early. Who pays is a contract term, and the Lee County custom is the seller.
Our community guide does not publish a West Bay Club transfer fee or a resale capital contribution: it says the transfer-fee schedule is part of the membership agreement, held by the membership office, and that the current initiation and dues should be confirmed in writing. We do not print a number we cannot source. We ask the membership office and the sub-association for both figures at listing, put them on your net sheet and name who pays them in the contract.
Florida property tax is assessed on a calendar year and paid in arrears, so a seller closing before the bill is issued credits the buyer with the seller's share of the year, days owned divided by 365 times the annual tax, usually estimated from the prior year's bill [Source: Florida Department of Revenue, taxpayer information] [Source: Lee County Tax Collector, property taxes]. West Bay Club has no CDD line on the bill. The master and sub-association assessments and any club dues are prorated as your contract directs.
Since August 17, 2024, offers of buyer broker compensation may not be advertised in the MLS, buyers sign written agreements with their own agents before touring, and every commission is negotiable and not set by law [Source: National Association of REALTORS, settlement FAQs] [Source: National Association of REALTORS, written buyer agreements]. What you negotiate with us is the listing side. Whether to offer anything toward the buyer's agent is a separate decision we make together, off the MLS, based on the buyers your home is likely to meet. Florida law also requires us to disclose the brokerage relationship [Source: Florida Statutes 475.278].
| Sale price | Doc stamps at $0.70 per $100 | Promulgated owner's title premium (Lee, seller pays) | Estoppel cap, current account (adjusted) | Each 1% of price |
|---|---|---|---|---|
| $485,000 (lowest 12-month sale) | $3,395 | $2,500 | $299 | $4,850 |
| $930,000 (12-month median) | $6,510 | $4,725 | $299 | $9,300 |
| $1,500,000 | $10,500 | $6,325 | $299 | $15,000 |
| $2,700,000 (median of the $2,000,000-and-up tier) | $18,900 | $9,325 | $299 | $27,000 |
| $4,500,000 (top sale of the year) | $31,500 | $13,825 | $299 | $45,000 |
Sources: Florida Statutes 201.02 and 720.30851 with the adjusted estoppel cap from the shared 2026 cost research; Florida Administrative Code Rule 69O-186.003 premium schedule of $5.75 per $1,000 to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000; our arithmetic. Estimates for illustration, and your closing agent's statement controls. [Source: Florida Statutes 201.02]
| Line, illustrative sale at $930,000 | Who pays | Amount |
|---|---|---|
| Documentary stamp tax on the deed | Seller, by custom | $6,510 |
| Owner's title policy | Seller, by Lee County custom | $4,725 |
| Title search and settlement fee | As the contract assigns | About $650 to $2,000 combined, varies by title company |
| Municipal lien search | Seller, by custom | About $100 to $250 |
| Association estoppel certificates | As the contract assigns | Up to $299 each, more if rushed or delinquent |
| Club transfer fee and any capital contribution | Not published; confirm with the membership office and sub-association | Confirm in writing |
| Property tax proration | Seller credits buyer | Days owned divided by 365, times the annual tax |
| Brokerage commission | Seller | As negotiated in your listing agreement; each 1% is $9,300 |
| Mortgage payoff, if any | Seller | Per lender payoff letter |
Sources: Florida Statutes 201.02 and 720.30851; the shared 2026 cost-of-selling research on title, settlement and lien-search ranges, which the title company confirms. [Source: Florida Department of Revenue, documentary stamp tax]
Your own net sheet uses your contract price, your tax bill and your closing date, and we build it with you before you sign a listing agreement. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.
If you want a net sheet for your home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants to know which of these lines move to your side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A West Bay Club seller's disclosure duties depend on the neighborhood. Sellers in a mandatory homeowners association under Chapter 720 supply the section 720.401 summary before contract, condominium sellers under Chapter 718 deliver the section 718.503 documents, and every seller gives the property tax summary in section 689.261, the flood disclosure in section 689.302 and known material defects.
Section 720.401 sets four facts a seller should know. First, timing: the disclosure is due before the buyer executes the contract, not at closing. Second, who supplies it: on a resale, the owner who is not the developer. Third, the contract must carry the statute's voidability clause in conspicuous type. Fourth, if the disclosure was not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived and ends at closing [Source: Florida Statutes 720.401]. In West Bay Club this applies to the single-family neighborhoods governed by the master association, and to Westlake Court, whose association is a homeowners association per our community guide.
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. Jasmine Bay North, Jasmine Bay South, Indigo Shores, Turtle Pointe and Turtle Pointe Cove are condominium associations by name, so their sellers deliver the resale documents in section 718.503 instead, at the seller's expense, and the buyer's 7-day cancellation right (excluding weekends and legal holidays) runs under that section [Source: Florida Statutes 718.503]. Which regime governs the master layer for a condominium parcel, and which forms your buyer needs, is a question for your closing agent or attorney. This is information, not legal advice.
We have not confirmed whether the recorded master declaration restates the disclosure duty. Our community guide says the Master Declaration is recorded in Lee County and is not hosted publicly, while the Articles of Incorporation and Bylaws are posted on the club's site, so we have read those two and not the declaration [Source: Bylaws of West Bay Club Community Association]. What the sources do show is that the seller owes the disclosure before contract and that the club's own transfer and fee terms are set by the membership office.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller's current taxes because a change of ownership can trigger reassessment [Source: Florida Statutes 689.261]. West Bay Club has no CDD, so the bill carries no CDD line, which we point out to buyers.
Florida's residential flood disclosure requires a seller to give the buyer, at or before contract, answers on known flooding during ownership, flood insurance claims and federal assistance [Source: Florida Statutes 689.302]. Because West Bay Club's flood zones split by village and Hurricane Ian reached the community in 2022, the honest answers depend on your address, and the panel number belongs next to them.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting a home's value that are not readily observable must disclose them [Source: Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), Florida Supreme Court]. In West Bay Club that means known leaks, roof or systems problems, storm damage and repairs, insurance claims, open permits, unapproved exterior work and pending assessments you know about. Transaction brokers carry a matching duty [Source: Florida Statutes 475.278].
Nothing in this section is legal advice; confirm the forms with your closing agent or attorney. If you want your disclosure file assembled before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants help reading a resale package, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A West Bay Club Premier membership is an equity certificate in The West Bay Golf Club, Inc., and it conveys with the home when the home sells, subject to the club's transfer rules. Premier membership is capped at 290, and our community guide reports a $130,000 initiation and about $16,900 in annual dues on the most recent 2026 schedule.
Our community guide reports three tiers. Premier (Full Golf) is the equity tier with unlimited golf on the Pete and P.B. Dye course, capped at 290 members, at a reported $130,000 initiation and about $16,900 in dues, against an older published schedule of $75,000 and just over $10,000. Social carries about $3,000 to join and about $600 a year, without golf. Preview Golf, a trial tier, is a $5,000 one-time non-refundable contribution with $10,700 in annual dues and a $600 food-and-beverage minimum [Source: West Bay Club community guide]. Because the published schedules disagree, every figure here is to be confirmed in writing with the membership office at (239) 444-2310.
When a Premier member sells the home, the equity certificate can convey with it, subject to the club's transfer rules and approval process, and a buyer who steps into the certificate skips the waitlist [Source: West Bay Club membership FAQ]. Owners are not required to join, but most do, and the membership office conducts a brief member-relations interview and reviews the 290 cap. A Social initiation is non-refundable and non-transferable, so a Social member's status does not pass to the buyer.
Our community guide states that the transfer-fee schedule is not publicly published, and that the food-and-beverage minimum is in the membership agreement, which is not public. We do not estimate either. If your home's membership is not transferable, or you never joined, the buyer's path is the club's own application, and the listing should say so.
We ask the membership office at listing for the current tier schedule, the transfer rules and any fee, put the answer in the documents folder and write the membership terms into the contract, so the buyer knows what conveys before an offer and the club's approval is a dated step, not a closing-table surprise. A home with a conveying Premier membership is a different product from one without, and the price should say so.
If you want the membership question settled before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants golf, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club buyers pay the master assessment, their sub-association's dues, any Premier or Social club dues, property tax and their own insurance, with no CDD line. Our community guide reports master dues in ranges that differ by source, so the estoppel, not the community page, sets the number your buyer underwrites.
Data updated: September 2026
The community guide reports the master HOA at about $1,335 per quarter ($5,340 a year) in a 2014 reference, and at about $2,125 to $2,435 a year for single-family homes and $2,125 to $3,642 a year for condominiums in more recent reference points. Jasmine Bay sub-association fees are reported at about $268 to $865 a month on top of the master assessment. Those are secondary reference points the guide flags as unconfirmed, and we do not present any of them as the current fee.
| Layer | Amount | Period | Who owes it and when | Source |
|---|---|---|---|---|
| Master assessment | Varies by neighborhood; reference points differ by source, confirm on the estoppel | Per the master association's schedule | Owner, from closing forward; seller pays through closing | West Bay Club membership FAQ |
| Sub-association assessment | Jasmine Bay fees reported at about $268 to $865 per month; other sub-associations not stated on our page | Per each association | Owner, on top of the master assessment; shown on the estoppel | West Bay Club community guide |
| Premier club dues and initiation | About $16,900 a year and a $130,000 initiation on the most recent 2026 schedule | Annual dues, one-time initiation | Member, if the buyer joins; confirm in writing | West Bay Club community guide |
| Social club dues and initiation | About $600 a year and about $3,000 to join | Annual dues, one-time initiation | Member, if the buyer joins; confirm in writing | West Bay Club community guide |
| Community Development District | None | None | No CDD bond assessment on the tax bill | Lee County special districts |
| Property tax | Set each year by Lee County, reset for the buyer after a sale | Annual | Owner of record; prorated at closing | Lee County Tax Collector |
| Homeowners or unit-owner insurance, flood insurance where required | Quote-dependent | Annual | Buyer | Florida Department of Financial Services |
The master assessment covers grounds maintenance, roads, security and the 24-hour staffed gate, irrigation, master-policy insurance on limited common areas, water, sewer, trash, pest control, bulk cable television and internet, and access to the non-golf recreation facilities: the Bay House, Sports Park, River Park, fitness building and the dog parks [Source: West Bay Club membership FAQ]. The Beach Club is available to Premier and Social members alike. Tell your buyer which parts of the home are theirs to insure and they will quote faster.
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Your current bill is not what a new owner will pay. Showing that math before the buyer's lender does builds trust.
If you want the fee stack for your home set out before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the numbers checked line by line, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club's flood map splits by village: our community guide places the Beach Club in Zone VE, the Jasmine Bay ground floors in Zone AE and most of the Williams Road enclave in Zone X, on panel 12071C0476F under the November 17, 2022 map. A seller who prints the exact zone answers the buyer's first insurance question early.
The guide describes the Beach Club as almost certainly Zone VE, River Park frontage as mostly Zone AE, the Jasmine Bay tower bases as Zone AE with the residential floors above them, the low-rise condominium and villa neighborhoods as a mix of AE and shaded X, and the main inland enclave (Riverbrooke, Chapel Ridge, Sunset Trace, Laurel Oaks, Nature's Cove) as mostly shaded or unshaded X [Source: FEMA flood insurance rate map panel 12071C0476F]. A federally backed mortgage requires flood insurance in Zone AE and does not in Zone X, though it is still recommended. Look up the exact address on the FEMA Flood Map Service Center [Source: FEMA Flood Map Service Center].
FEMA released revised preliminary flood maps for Lee County on January 21, 2025, and the guide reports an anticipated effective date in summer 2026 [Source: Lee County Revised Preliminary Flood Insurance Study]. Confirm whether the new map is now in effect for your parcel before you print a zone in your listing file.
Hurricane Ian made landfall in Lee County on September 28, 2022 as a Category 4 storm [Source: NOAA National Hurricane Center, Hurricane Ian report]. Our community guide reports that the Beach Club on Little Hickory Island was destroyed and rebuilt to current code, reopening in March 2024, that the Jasmine Bay towers took ground-floor damage to parking, mechanical and electrical equipment, that some Indigo Shores units were repaired through an association insurance claim, and that the inland Williams Road neighborhoods escaped surge and took wind damage, mainly roofs and screen enclosures. A seller answers a buyer's storm questions with dates, permits and claims, not adjectives.
The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, which provides a 20% discount on National Flood Insurance Program premiums, and the City of Bonita Springs, where the Beach Club sits, holds Class 5 for 25% [Source: Village of Estero, Community Rating System] [Source: City of Bonita Springs, FEMA Community Rating System]. Confirm the current standing at the time of your sale.
If you want the flood and storm file built for your home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the flood zone explained for a specific address, call Marc at (239) 287-5873 and see how we represent buyers in Estero.
West Bay Club rules that affect a sale come from the master covenants, the sub-association documents and the club: two layers of architectural review, contractor hours, pet and rental rules that vary by sub-association, and a gate that admits guests by pre-registration. Confirm each in writing before you market it.
The Architectural Review Committee approves exterior modifications such as paint, roofs, landscape, fences, generators, shutters, driveways, pools, lanais and screen enclosures, and the sub-associations add their own review, so a buyer in a sub-village should expect a two-layer approval [Source: Bylaws of West Bay Club Community Association]. Our community guide puts review at roughly four to twelve weeks depending on the submission, so start any pre-listing exterior work early and gather the approvals for work already done.
Our community guide reports that leasing is permitted under the master covenants but that lease minimums and frequency caps vary by sub-association, with some sub-villages allowing rentals as short as 30 days and others requiring annual leases. Never promise short-term rental income in your listing, and tell the buyer which sub-association's rule applies.
Pets are allowed community-wide, and the Sports Park has two fenced dog parks, but size, breed and count limits are set at the sub-village level [Source: West Bay Club dog park page]. A seller with pets tells the buyer which neighborhood's rules apply.
The main gatehouse is staffed around the clock, guests are pre-registered through the club's member portal, and photo ID is required for open-house visitors [Source: West Bay Club directions and gate information]. Contractors are admitted with prior registration, and their hours are set by the covenants and review rules, which our guide says to verify before scheduling pre-listing work.
West Bay Club is not an age-restricted community, per our community guide, so no buyer is excluded by age.
The Island's tower is under construction through mid-2027, and our community guide notes daily construction traffic on Williams Road for the surrounding neighborhoods in that window [Source: Kolter Urban groundbreaking release]. A seller near the site should describe the timeline honestly and the finish date.
If you want the rules that affect your sale confirmed before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who needs the leasing or pet rules read before you commit, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club homes sold in a median 87 days on market over the last 12 months, and 84 of the 193 closings in the last 60 months landed in April, May and June. Allow a contract period of 30 to 60 days after that for the documents, inspection, insurance, club approval and the estoppels.
Data updated: September 2026
| Closing month | Closed sales, last 60 months (to Sept 29, 2026) |
|---|---|
| January | 18 |
| February | 14 |
| March | 14 |
| April | 29 |
| May | 30 |
| June | 25 |
| July | 9 |
| August | 12 |
| September | 6 |
| October | 17 |
| November | 8 |
| December | 11 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside West Bay Club, 193 sales in the 60 months to September 29, 2026. [Source: West Bay Club community guide]
April, May and June accounted for 84 of the 193 closings, and September, July and November together for only 23. Closings trail contracts by 30 to 60 days in our experience, so the busy closing months point to contracts written in the winter and early spring. The best time to have your home listed and photographed is before the new year.
Of the 51 closings in the last 12 months, 12 sold within 30 days, 14 took 31 to 90 days and 25 took longer than 90 days, with the longest at 381 days. Nine closed with no days on market. The median was 87 days. The eight that took longer than 200 days included tower, carriage and single-family homes, and a home that sits that long is usually priced against the wrong rung of its neighborhood's ladder or missing the paperwork a buyer needs.
Many owners are seasonal, and a sale can run without you flying down. Documents are signed electronically or with a mobile notary, the title company can close by mail, and the association documents are ordered online. Marc manages showings, vendor visits and storm checks on site. If you are a foreign seller, the federal FIRPTA withholding rules apply, and your closing agent and tax adviser should see them early [Source: Internal Revenue Service, FIRPTA withholding].
If you want a calendar built backward from your target closing, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer timing a purchase for next season, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club homes sell best when the paperwork is finished before the photographs. Gather the architectural approvals, date the roof, air conditioning and water heater, document the storm protection, confirm the club membership, fix what an inspector will flag, order the association documents, then stage and photograph. The steps below run in that order.
Data updated: September 2026
Fix what an inspector will flag: leaks, failing equipment, damaged screens, open permits. Refresh what a buyer sees first: paint, lighting, dated flooring, hardware. Think carefully before a full remodel. The 12-month record shows the market paying for move-in condition, with 1,766-square-foot Jasmine Bay homes selling from $525,000 to $1,050,000, but a remodel costs time and money and has to be priced against the top of your neighborhood's ladder. We tell you which dollars come back.
A seasonal buyer often wants a turnkey home, so decide early whether the furniture stays, because it changes the comparable set and the buyer pool. If it does, list the inventory in writing and exclude items with sentimental value before the first showing. Stage the lanai and the Gulf, lake, fairway or preserve view, which are what a buyer at this price actually walks toward.
If you want a walk-through with a prioritized repair list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants to know what a well-prepared West Bay Club home looks like before you tour, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club listings should sell what the record supports: a gated, member-owned community of 868 acres on the gulf side of US-41, a Pete and P.B. Dye course, a private Beach Club on Little Hickory Island rebuilt and reopened in March 2024, and about 17 to 20 minutes to Southwest Florida International Airport.
Our community guide describes an 18-hole, par-72 course that opened in 1999 and was renovated by Fry/Straka in 2018, a Bay House with a resort pool, fitness building and dining, a Sports Park with six pickleball courts, The Net's eight Har-Tru tennis courts and River Park with a boat launch, kayaks and a fishing pier, which is not a marina [Source: Golf Course Architecture, Fry/Straka renovation]. The Beach Club is a 4,245-square-foot facility with valet and beach attendants, about twenty minutes south by car [Source: Troon Magazine, West Bay Club feature].
The community guide reports about 14 miles and 17 to 20 minutes to Southwest Florida International Airport in normal traffic, about 5 minutes to Coconut Point, 15 to 20 minutes to a public Gulf beach and about 30 minutes to downtown Naples [Source: West Bay Club community guide]. Those times stretch by 30 to 50 percent in peak season.
Say what the record supports: no CDD, a bundled master assessment, the exact membership terms for your home and the exact FEMA zone for the address. Do not call River Park a marina, do not promise short-term rental income, do not quote the club's fees without the membership office's confirmation, and do not claim a flood-free address for a home in Zone AE or VE. Our Estero community guide covers the wider village for buyers who are new to the area.
If you want your listing remarks drafted from the record, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the honest version of West Bay Club before a showing, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club's most instructive recent sales are eight closings of the same 1,766-square-foot, three-bedroom Jasmine Bay plan between $525,000 and $1,050,000, one after 222 days and one with no days on market. This guide does not cite a West Bay Club closing of our own, so we teach from the community's public MLS record instead.
Data updated: September 2026
We will be straight with you: the market pull behind this page is the community's whole closed MLS record, not our transaction file, and we do not present a West Bay Club sale of our own that we cannot show you. We would rather say that than dress up a story. The record teaches the same lessons a first-hand story would, and every figure in it can be checked against the MLS.
Between October 1, 2025 and July 31, 2026, eight 1,766-square-foot homes closed in the two towers: $660,000 on October 1 after 165 days, $1,050,000 on November 14 after 197 days, $702,500 on December 3 after 234 days, $700,000 on February 25 after 94 days, $525,000 on May 5 after 222 days, $670,000 on June 16 after 58 days, $740,000 on July 31 after 172 days and $640,000 on July 31 with no days on market. Their list prices were $699,000, $1,189,000, $749,000, $749,000, $599,000, $725,000, $769,000 and $684,900. The $1,050,000 home sold at 88.3% of a $1,189,000 list, and the $640,000 home sold at 93.4% of a $684,900 list with no days on market.
We do not know any of those sellers' circumstances, and a long listing can be the right answer for an estate or a home that needs work. But the numbers frame the choice any tower owner faces. Two homes of the same plan sold for $525,000 and $1,050,000 within a year, and the difference is not only the list price, it is floor, view, condition and the months on the market. An owner who knows the ladder before listing can decide which rung to aim for instead of discovering it in the offers.
At the other end, a 5-bedroom-plus-den home of 6,239 square feet in Riverbrooke sold for $4,500,000 on January 1, 2026, at 81.9% of a $5,495,000 list with no days on market, the top sale in the 12-month window. Same community, same year, $3,975,000 apart from the $525,000 tower sale. That is the range your pricing has to navigate, and it is why we start every West Bay Club valuation by placing your home on its neighborhood's ladder.
If you want to know which rung your home sits on, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer looking for a home with room to improve, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own neighborhood and size range, with your fee stack, membership terms, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales in your neighborhood with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home's position on its neighborhood's ladder with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where the same tower plan sold for $525,000 and $1,050,000 in one year, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many West Bay Club owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
West Bay Club sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a community with seven sub-associations, an equity club and two legal regimes rewards neighborhood-level pricing and a documents file ready on day one. In one year, the same tower plan sold $525,000 apart.
Data updated: September 2026
If you are searching for the best West Bay Club listing agent, or thinking, "I need to sell my home in West Bay Club," here is the short version of everything above. We place your home on its own neighborhood's ladder of closed sales. We build the documents file (estoppels, sub-association packet, architectural approvals, flood disclosure, membership terms) before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves, through the review window and the closing table.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
List before the new year if you can. Our tabulation of the MLS record shows 84 of the 193 closings in the last 60 months in April, May and June, which means contracts written in the winter and early spring [Source: West Bay Club community guide]. A home that is photographed, documented and live by early January meets the first spring buyers on the first tour, not the fifth.
In the last 12 months, the Jasmine Bay towers had a $396 median per square foot, the carriage homes $295 and the single-family group $563, per the MLS record. In total dollars the single-family homes sell much higher. A view, a renovation or a high floor is how a tower unit closes the gap.
Read the closed sales in your neighborhood and size range, then compare your list price with them. The eight 1,766-square-foot tower sales show a $525,000 spread for one plan. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.
We recommend it. A seller in a mandatory homeowners association owes the section 720.401 summary before the buyer signs, and a condominium seller owes the section 718.503 documents at the seller's expense, so ordering at listing starts the buyer's review clock on day one [Source: Florida Statutes 718.503].
Yes. An estate, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
Ask each team three things: its comparable set for your neighborhood, its explanation of the master, sub-association and club layers, and its plan for the association documents and the membership. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed West Bay Club realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
In a community with several price ladders, the recommendation on price is the whole engagement. We price from the closed record for your neighborhood and explain each step, so the number holds up when the buyer's appraiser reads it.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many owners here live elsewhere for part of the year. We coordinate the home on site, work with the estate's attorney when there is one and keep the owner informed at every step.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Feedback after every showing and open house is how a seller decides whether to hold or adjust. We send it as it arrives.
West Bay Club specialists matter because the facts that decide a sale here live in documents, not in a listing feed: two legal regimes, a master association over seven sub-associations with their own dues, an equity club with a capped membership, a flood map that splits by village and a price range from $485,000 to $4,500,000.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association, club and closing paperwork, which in West Bay Club means the neighborhood ladders, the estoppels, the membership terms and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a tower condominium off the community median, hand a condominium buyer an HOA summary, wait until contract to order the estoppel, forget to ask the membership office what conveys, promise short-term rental income without checking the sub-association, quote a flood zone for the whole community, or skip the reserve study a tower buyer will ask for. None of those mistakes is exotic, and each one costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. If you own in more than one community, or you are comparing notes with a neighbor, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The wider market picture for the village is on our Estero community hub, and the neighbor we compare most often is covered in our Saltleaf guide.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club sellers often buy again in Southwest Florida, sometimes inside the same community, trading a tower for a villa or a carriage home for an estate. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155] [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around it.
Some owners move from a carriage home or tower to a villa or estate for more space, or the reverse. Both sales and purchases run through the same master association, the same club and the same estoppel process, which makes a same-community move simpler to coordinate than it sounds. Ask us about it when you call.
If your next home is a golf community, a newer single-family house or a condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps, and our Estero HOA and CDD fee guide compares carrying costs across the village.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club owners ask these questions before they sell, and each answer below is written for a Lee County seller in a gated equity-club community with a master association and seven sub-associations, in a single paragraph with its source. They cover price, timing, the association documents, the estoppels, disclosure, costs and the club membership.
Data updated: September 2026
Sellers list with McGreevy and Comisar because the answers below show up in the price:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from closed sales in your own neighborhood and size range, then build the documents file before you list. That file holds the estoppels, the sub-association packet, architectural approvals, the flood disclosure, equipment dates, a wind mitigation report and your club membership terms. Price on your neighborhood's ladder, market it, and deliver the section 720.401 or 718.503 documents with the contract. Call Jesse direct at (239) 898-6072 to begin.
Hire a team that prices by neighborhood from the closed record, knows both the Chapter 720 and Chapter 718 resale rules, understands an equity club and negotiates your offer personally. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves. Our best real estate agents in Estero guide compares teams on the public record.
West Bay Club homes sold from $485,000 to $4,500,000 in the 12 months to September 29, 2026, with a $930,000 median, and the product decides the starting point. Towers had a $701,250 median, carriage homes $640,000 and single-family homes $1,787,500, per the Southwest Florida MLS. A written valuation through our free home valuation places your home.
51 West Bay Club homes closed in the 12 months to September 29, 2026, for $64,913,000 in total volume, per the Southwest Florida MLS. The 60-month record holds 193 closings, which is why we widen the window whenever a single year is thin. The neighborhood and product tables above show where those sales landed.
The 12-month median was $930,000, the 24-month median was $1,050,000 and the 60-month median was $980,000, per the Southwest Florida MLS. A single median blends towers, carriage homes and estates, so we price your home from its own neighborhood ladder and not from the community figure.
The top West Bay Club sale in the last 12 months was $4,500,000, a 6,239-square-foot Riverbrooke home that closed January 1, 2026, at 81.9% of a $5,495,000 list price, per the Southwest Florida MLS. County recorded sales list a lower top figure, and the county section above shows why the two sources differ.
The median West Bay Club sale in the last 12 months took 87 days on market, with 12 of 51 selling within 30 days and 25 taking longer than 90, per the Southwest Florida MLS. Single-family homes had a 58 median, carriage homes 105 and towers 142. Pricing to the right rung is the difference.
West Bay Club leans toward buyers on the September 29, 2026 count: 27 homes were active against a sales pace of 4.2 per month, about 6.4 months of supply, per the Southwest Florida MLS. The resale-only count is 19 listings, about 4.5 months. A correctly priced home still sells, and an overpriced one waits.
27 homes were active on September 29, 2026, with asking prices from $429,900 to $10,099,000 and a $789,000 median, per the Southwest Florida MLS. 8 of them are new construction at The Island, so the resale count is 19. We track the live competition for your price band before we set your list price.
In the last 12 months, towers had a $701,250 median on 18 sales, carriage homes $640,000 on 11 and single-family homes $1,787,500 on 22, per the Southwest Florida MLS. On a per-square-foot basis the gap narrows from $396 to $563, with carriage homes at $295.
The 12-month median was $930,000 against $1,050,000 over 24 months and $980,000 over 60 months, per the Southwest Florida MLS. The mix of homes that close moves the median, so a rise or fall in the headline does not tell you what your own neighborhood did. Ask us for a same-plan comparison, as the eight Jasmine Bay sales above show.
The 12-month median was $427 per square foot on MLS living area, per the Southwest Florida MLS. Towers ran $396, carriage homes $295 and single-family homes $563. Price per square foot is a cross-check, not a price, because floor, view and condition move it.
List by early January to meet the spring buyer. April, May and June closed 84 of the 193 sales in the last 60 months, and July, September and November together closed only 23, per the Southwest Florida MLS. Closings trail contracts by 30 to 60 days, so winter listings are what fill the spring.
Compare your list price against the closed sales in your neighborhood and size range, then check the documents file and photos before you assume the market is the problem. Eight 1,766-square-foot Jasmine Bay sales in one year spanned $525,000, so the fix is usually the rung, not the season. Call Jesse direct at (239) 898-6072 for a second opinion.
No, the section 720.401 summary says it does not apply to associations regulated under chapter 718 [Source: Florida Statutes 720.401]. A condominium seller instead owes the section 718.503 documents at the seller's expense, and the buyer has seven days to cancel. Which regime applies depends on your sub-association's recorded documents.
Before the buyer signs. The seller supplies the summary, the contract must carry the statutory voidability clause, and the buyer may cancel within 3 days of receiving the disclosure if it was not delivered before the contract [Source: Florida Statutes 720.401]. Our practice is to deliver it with the listing.
In Lee County the seller customarily pays for the owner's title policy, per the local custom our shared 2026 cost research documents. The premium is set by the promulgated schedule, about $4,725 at the $930,000 median and $13,825 at the top sale [Source: Florida Administrative Code Rule 69O-186.003]. The purchase contract can assign it differently.
Documentary stamp tax is $0.70 per $100 of the price, rounded up, so about $6,510 at the $930,000 median and $31,500 at the top sale [Source: Florida Department of Revenue, documentary stamp tax]. The seller customarily pays it on a Florida resale, and it shows as one line on the closing statement.
The association must issue an estoppel certificate on request, with statutory fee caps of $250 for a current account, $100 more for delivery within three business days and $150 more if the account is delinquent, adjusted for inflation, and it is valid for 30 days [Source: Florida Statutes 720.30851]. West Bay Club sales need one from the master and one from the sub-association.
Our community guide does not publish a West Bay Club resale transfer fee or capital contribution, so we state that we do not know it. The fee schedule is part of the membership agreement held by the membership office. We ask for the figure in writing at listing and name the party who pays it in the contract.
Yes. A residential contract must carry the property tax disclosure summary, which warns the buyer that the tax bill can change after a sale [Source: Florida Statutes 689.261]. It matters here because a buyer's first bill resets to the purchase price, and a tower buyer should see the estimate up front.
Yes. A Florida seller must give the statutory flood disclosure at or before contract [Source: Florida Statutes 689.302], and under Johnson v. Davis a seller must disclose known facts that materially affect value and are not readily observable. Print your address's FEMA zone instead of quoting the community.
Expect the master estoppel, the sub-association estoppel, the governing documents and rules, the current budget, any special assessment notice, and for a condominium the section 718.503 package. Order them at listing so the buyer's review clock starts on day one. Ask the management company for the current list, because sub-associations differ.
It depends on your sub-association's recorded documents, and our community guide does not state a universal rule. Some associations require a buyer application or interview, and the club has its own membership step for Premier and Social tiers. We ask each association in writing and build the timeline around the slowest approval.
Possibly, but leasing rules vary by sub-association and our community guide does not publish one community-wide answer, so read your recorded documents and the sub-association rules before you plan on it. Rental limits also shape your buyer pool if you sell, because an investor buyer needs the same answer. Our rules section above explains the two layers.
Do not promise it. Leasing and minimum-stay rules are set sub-association by sub-association, and short stays are commonly restricted in gated equity communities. Confirm the rule for your sub-association in writing, and leave short-term rental income out of the listing unless the recorded documents allow it.
Gather them. West Bay Club has two layers of architectural review, master and sub-association, and unapproved work on a roof, lanai, pool or fence can surface at a sale. A file showing approvals for everything visible answers the buyer's inspector before the question is asked.
Showings go through the gate, so each appointment needs the agent's guest credentials or a call to the staffed gatehouse. We schedule showings with the gate list in advance, confirm each visitor, and keep your alarm and keys under our control. Seasonal owners can authorize us so nothing depends on you being in town.
No. Fix what an inspector will flag, refresh what a buyer sees first and leave a full remodel unless your neighborhood's ladder pays for it. Tower homes of the same 1,766-square-foot plan sold from $525,000 to $1,050,000, so condition matters, but so does knowing which dollars come back.
An agent earns the fee on price, paperwork and negotiation in a community with two legal regimes and an equity club. The estoppels, the section 720.401 or 718.503 package, the membership transfer and the appraisal defense are where FSBO sales stumble. Commission is negotiable, and we show the numbers before you decide.
At the $930,000 median, expect documentary stamps of about $6,510, the owner's title policy of about $4,725, estoppel fees, prorations, any club transfer charge and your agent commission, which is negotiable. Our net sheet above works through the $930,000 case, and we build one for your home with real figures.
Commission is negotiable and is not set by any listing service, and buyer agent compensation is now agreed in writing and shown separately from the listing [Source: National Association of REALTORS, settlement FAQs]. A seller decides whether to offer buyer compensation, and we model both choices for you.
Florida has no state income tax on the sale. Federal tax may apply to a gain above the home-sale exclusion, generally $250,000 for a single owner and $500,000 for married couples filing jointly when the ownership and use tests are met. Talk to your CPA before you list, because a second home does not qualify the same way.
A Premier membership is an equity certificate that conveys with the home subject to the club's transfer rules, and Social and Preview memberships follow their own terms, per our community guide. The fee, any approval and timing are set in the membership agreement, which we could not confirm, so we obtain the terms in writing at listing.
Yes. An estate, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
Yes. Documents are signed electronically or with a mobile notary, the title company can close by mail, and Marc handles showings, vendor visits and storm checks on site. A foreign seller should raise FIRPTA withholding early [Source: Internal Revenue Service, FIRPTA withholding].
It can raise the buyer's insurance cost and shorten the buyer pool, but it is one input among floor, view and condition. Our community guide places the Jasmine Bay ground floors in Zone AE, and a tower buyer above the base flood elevation will read the quote differently. Attach an insurance quote to the listing file before showings.
Read the quote line by line, because roof age, wind mitigation credits and the flood zone drive it. A wind mitigation report and an elevation certificate often cut the quote, and the Lee County flood program discount page explains community credits [Source: Lee County flood insurance discounts]. We call the agent the day it arrives.
Ask each team for its comparable set in your neighborhood, its plan for the master, sub-association and club layers, and its handling of the association documents and the membership. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.
West Bay Club sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association and club paperwork before a buyer asks, and works from an office in Bonita Springs a short drive from the community. Learn more about our team.
If you are thinking about selling in West Bay Club, the work begins well before the listing goes live. It begins with the neighborhood: a 1,766-square-foot Jasmine Bay tower home or a 6,239-square-foot Riverbrooke estate, and where your home sits on its ladder of closed sales. It begins with the estoppels, the sub-association packet and the membership terms. That is the work we do for West Bay Club sellers, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing this kind of preparation across Southwest Florida.
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. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed West Bay Club realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling in West Bay Club? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
West Bay Club facts on this page rest on primary sources: the club and its published documents, Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
West Bay Club sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that come from your association and the office that holds them.
| Document | What it tells you | Authority source |
|---|---|---|
| Articles of Incorporation, West Bay Club Community Association, Inc. | The master association's 1998 articles with the 1999 amendment | West Bay Club (PDF) |
| Bylaws of West Bay Club Community Association, Inc. (2015-03-30) | Membership, board, quorum and meeting rules | West Bay Club (PDF) |
| Troon Prive member benefits brochure | The reciprocal-club matrix that comes with Premier membership | West Bay Club (PDF) |
| Lee County Resolution Z-05-010 | The master plan amendment that caps the community at 1,016 units | Lee County (PDF) |
| Village of Estero Ordinance 2021-12 | The 2021 zoning amendment behind The Island | Village of Estero (PDF) |
| FEMA flood insurance rate map panel 12071C0476F | The current map panel for most of the community | Lee County GIS (PDF) |
| FEMA Letter of Map Revision 23-04-0622P | A map revision effective February 1, 2023 | FEMA (PDF) |
| House staff analysis of HB 979 (2024) | The estoppel fee caps of $299, $119 and $179 | Florida Senate (PDF) |
| Florida Department of Revenue PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| West Bay Club open house policy | Photo ID and access rules for open-house visitors | West Bay Club (PDF) |
| Current budget, estoppel and rules for your neighborhood | Fees, any special assessment and whether buyer approval is required | Ordered through the master association and your sub-association; see the membership FAQ |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.