Estero, Florida
Sell your Westlake Court home with McGreevy and Comisar, Top 1% nationally since 2008. We price from every recorded closing and ready the two estoppels, the club's amounts and the flood file first. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Selling in Westlake Court means selling one of 25 detached homes on two streets inside the gated community of West Bay Club in Estero, into a market where 11 homes closed in the Southwest Florida MLS in 60 months and 2 in the last 12. This guide sits beside our full Westlake Court neighborhood guide, which holds the history, the recorded filings and the amenities. Everything below answers one owner's question: what the home should list for, which two associations and which club papers it needs, what you will net, and what to do first.
If you want a number before anything else, our Westlake Court home valuation guide shows how a home here is priced from its own closed sales, and the Westlake Court buyer guide shows what the person on the other side of your contract is reading. Owners comparing listing teams across the village can set us beside the others in our guide to the best real estate agents in Estero.
A word on the name, because search engines blur it. This page covers Westlake Court Homeowners' Association, Inc. in Estero, Lee County, Florida, ZIP 33928, which the county roll records as Westlake Court Two and the club's website spells "West Lake Court." It is not the City of Westlake in Palm Beach County. Owners of the neighboring Turtle Pointe Cove have their own seller guide, and owners elsewhere in the gates can use our West Bay Club seller guide.
McGreevy and Comisar are the best realtor for selling a Westlake Court home because we price it against the neighborhood's own thirteen MLS closings, ready both estoppels and the flood file before a buyer asks, and negotiate every offer ourselves. 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 paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, and Estero is a market we work every week.
Recent Westlake Court market record (12 months to September 29, 2026): 2 MLS closings, both at $2,700,000 (n = 2, the middle pair is $2,700,000 and $2,700,000), $5,400,000 in total volume, a median of 180.5 days on market and a median 95.1% of final list price, with no active listing on September 29, 2026. Two is a small sample, so the 24-month window (6 closings, a $2,700,000 median) and the 60-month window (11 closings, a $2,683,000 median) sit beside it below. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026.
Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. None is on file for this neighborhood, and we do not dress a public-record comparison up as our own deal. What we claim is narrower and checkable: we read the state's corporate record for the association, the county roll for all 25 parcels and every MLS closing on record since December 2021, and we bring all of it to your kitchen table.
For Westlake Court sellers: cinematic video, drone and professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At a $2.7 million price point with no other Westlake Court home listed, the marketing has to reach the buyer who wants a newer home inside West Bay Club, and the paperwork has to be ready early: two estoppels, the club's published closing amounts and the flood elevation certificate.
Honors and recognition:
Those are career honors across Lee and Collier counties.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer-agent conversations, contractor coordination and inspections. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read how the partnership works on our about McGreevy and Comisar page.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Westlake Court 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 each one is specific to this 25-home neighborhood inside West Bay Club.
The Essentials: What Makes Selling in Westlake Court Different? · Is Now a Good Time to Sell in Westlake Court? · What Have Westlake Court Homes Sold For? · How Do Westlake Court Prices Compare With Other West Bay Club Neighborhoods? · Westlake Court vs Turtle Pointe Cove: Which Buyer Will Your Home Meet? · How Do We Price a Westlake Court Home? · How Do We Market a Westlake Court Home?
The Details: How Do We Negotiate a Westlake Court Contract? · What Does It Cost to Sell a Westlake Court Home? · What Must a Westlake Court Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Westlake Court Home? · How Do the Flood Zone and Storm Record Affect Selling a Westlake Court Home? · How Does the Golf Membership Work When You Sell a Westlake Court Home? · Which Westlake Court Rules Affect a Sale? · How Long Does It Take to Sell a Westlake Court Home?
Costs, Law and Rules: How Should You Prepare a Westlake Court Home for Sale? · What Should Your Listing Say About Life in Westlake Court? · What Does a Real Westlake Court Sale Teach? · How Do You Get a Free Westlake Court Home Valuation? · Thinking of Selling Your Westlake Court Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Westlake Court Specialist Matter When You Sell?
Questions, Contacts and Sources: Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Westlake Court · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Westlake Court is different because the neighborhood is small, new and layered: 25 homes built 2016 to 2023 on two streets, a separate homeowners' association beneath West Bay Club, an equity golf club next door and a FEMA flood zone at the streets we tested. Each changes the paperwork and the buyer pool.
The 2026 county roll carries 25 residential parcels, all coded single-family, on Montserrat Lane (16 homes) and Saint Barts Lane (9). The plat has 26 lots, and lots 1 and 2 are one parcel with a 4,690 square foot home. With 2 MLS closings in 12 months and 6 in 24, annual MLS turnover is about 8 percent of homes in the latest year and 24 percent across two years (our arithmetic on the roll count). Your home will rarely have a same-neighborhood competitor on the market, and your buyer will rarely have a choice of Westlake Court homes.
A Westlake Court sale touches the neighborhood's own corporation, Westlake Court Homeowners' Association, Inc., the West Bay Club community office and the equity club. The state's record shows the neighborhood association filing through a management company in Naples, and the club publishes its own closing amounts. Two estoppels and one club contact are the minimum paper on every sale, so we order them at listing rather than at contract.
The state register lists Westlake Court Homeowners' Association, Inc. as a Florida not-for-profit corporation filed October 3, 2014, and our roster records the Chapter 720 regime. That matters to you in two ways: the Section 720.401 disclosure summary is yours to supply on a resale, and the estoppel follows Section 720.30851, not the condominium statute that governs the towers and carriage homes elsewhere in West Bay Club.
Our earlier community guide described a mix of Zone AE and shaded Zone X across several neighborhoods. At points we geocoded on the Westlake Court address ranges, the FEMA map returned Zone AE, coastal floodplain, with a base flood elevation of 11.0 feet. A buyer's lender will ask for flood insurance on a federally backed loan, so the elevation certificate for your home is part of your listing file.
Year built on the roll runs 2016 to 2023, with a median of 2018, so your buyer is comparing your home with the newest association neighborhood in the gates. The club's own website calls Westlake Court the newest community in the gates and places it overlooking the 7th and 8th holes. We use both facts in the listing, and we do not say which lots face the fairway because we have no lot-by-lot record.
The Island at West Bay Club, an 86-residence, 24-story condominium tower at the community's western edge, broke ground on February 19, 2025, and our community guide puts delivery in mid-2027. Buyers will see construction on the tour and ask about it, and our answer is on the page below.
Now is a workable time to sell in Westlake Court because no other Westlake Court home was listed on September 29, 2026, and the six closings since January 2025 held a $2,600,000 to $3,100,000 band. The risk is time and ask: the last two homes took 134 and 227 days and closed 3.1 and 7.2 percent below their final asks.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Because Westlake Court is small, the stats window widens until it holds 10 closings, and the 60-month window is the first that does. Each window is named beside its figure.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 2 (small sample) | $2,700,000 (mean of $2,700,000 and $2,700,000) | $918.54 | 180.5 | 95.1% |
| 24 months | 6 (small sample) | $2,700,000 (mean of $2,700,000 and $2,700,000) | $891.83 | 77 | 94.0% |
| 36 months | 6 (small sample) | $2,700,000 (mean of $2,700,000 and $2,700,000) | $891.83 | 77 | 94.0% |
| 60 months, first window with 10 or more | 11 | $2,683,000 | $855.26 | 15 | 96.9% |
The six closings of the last 24 months total $16,500,000 in volume (our sum of the six sold prices), with days on market from 15 to 227 (mean 97.7 across the six) and a range of $2,600,000 to $3,100,000. The final asks totalled $17,451,000, so buyers took $951,000 off the six asks, or about $158,500 per sale on average.
Zero active listings against two closings a year is a supply reading, not a demand reading. It means a buyer who wants a Westlake Court address may have to wait, and that a seller who lists meets no direct competition from the same neighborhood. It does not mean the home will sell quickly: the same two buyers took 134 and 227 days. Buyers also shop the other single-family neighborhoods in West Bay Club, which is why we price against both the neighborhood and the community.
The pattern in six sales is that the closest ask closed fastest and the widest ask did not always close slowest. The January 2025 sale was listed 0.9 percent above its price and took 15 days. The June 2026 sale was listed 7.2 percent above and took 227. The June 2025 sale was listed 11.0 percent above and took 85. Six sales are too few for a rule, so we price each home against its closest match and test the number against the live market, which today is empty.
The MLS shows Westlake Court closings in January, February, March, May and June across 2025 and 2026, and none in the second half of those years. That is six sales, so treat it as a description, not a rule. A listing that is photographed, documented and live before winter reaches the club's seasonal calendar on the first tour.
Westlake Court homes closed 11 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $2,683,000 median and 15 median days on market, the first window that reaches 10 closings. The six closings since January 2025 sold at $2,600,000 to $3,100,000, a different market from the 2021 and 2022 sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Eleven marketed closings is enough for a median, but a neighborhood this small is read sale by sale. Here is each one, by month, price, bedrooms and area only, newest first.
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Jun 2026 | 3 plus den, 3 and 1 half | 2,864 | $2,895,000 | $2,700,000 | 93.3% | 227 |
| Mar 2026 | 3 plus den, 3 and 1 half | 3,019 | $2,785,000 | $2,700,000 | 97.0% | 134 |
| Jun 2025 | 4, 4 and 1 half | 3,058 | $2,998,000 | $2,700,000 | 90.1% | 85 |
| May 2025 | 4, 4 and 1 half | 3,040 | $2,795,000 | $2,600,000 | 93.0% | 56 |
| Feb 2025 | 3 plus den, 3 and 2 half | 3,036 | $2,849,000 | $2,700,000 | 94.8% | 69 |
| Jan 2025 | 4 plus den, 4 and 1 half | 3,147 | $3,129,000 | $3,100,000 | 99.1% | 15 |
| Jun 2022 | 4 plus den, 4 and 1 half | 3,147 | $1,715,000 | $1,715,000 | 100.0% | 0 |
| Jun 2022 | 3 plus den, 3 and 1 half | 2,837 | $1,559,142 | $1,559,142 | 100.0% | 0 |
| Jun 2022 | 3 plus den, 3 and 1 half | 2,837 | $1,428,846 | $1,428,846 | 100.0% | 0 |
| Apr 2022 | 4 plus den, 4 and 1 half | 4,644 | $2,683,000 | $2,683,000 | 100.0% | 0 |
| Dec 2021 | 3 plus den, 3 and 2 half | 3,036 | $1,895,000 | $1,800,000 | 95.0% | 9 |
Two further transactions were entered in the MLS after closing and are not marketed sales: a 2,877 square foot, three-plus-den home at $1,475,000 in December 2023, and a 2,837 square foot home at $1,779,000 in October 2022. Neither has days on market and both are excluded from every median on this page. In all, the MLS holds 13 closings since December 2021.
The five closings from December 2021 to June 2022 sit at $504 to $593 per MLS square foot (median $550, n = 5). The six closings in 2025 and 2026 sit at $855 to $985 (median $891.83, n = 6). Four of the five older sales closed at 100.0 percent of list with zero days on market, which is the pattern of a home sold before or as it was entered in the MLS. We do not have a record of who sold each one, so we do not call them builder sales, and we do not use them as comparables for a 2026 listing.
Westlake Court has 25 homes, two estoppels to order and no other home for sale, which means the next owner who sells should call us first. Selling in Westlake Court? Get a free Westlake Court home valuation or Call Jesse direct at (239) 898-6072, and see how a home here is priced. Buying in Westlake Court? Call Marc at (239) 287-5873 and read how we represent buyers.
The county's qualified recorded sales go back further than the MLS, but they mix home sales with sales at lot prices, so we split them. County figures are recorded deed prices flagged as qualified sales and are never compared with MLS square-foot figures.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 2 | $2,625,000 (mean of $2,550,000 and $2,700,000) |
| 2025 | 4 | $2,700,000 (mean of $2,700,000 and $2,700,000) |
| 2021 | 5 | $250,000 (four at $200,000 to $255,000 and one at $1,800,000) |
| 2020 | 6 | $380,000 (four at $255,000 to $420,000 and two at $1,300,000 and $1,360,000) |
| 2019 | 3 | $410,000 (two at $375,000 and $410,000 and one at $1,710,000) |
| 2018 | 1 | $325,000 |
| 2017 | 2 | $925,000 (one at $370,000 and one at $1,480,000) |
| 2016 | 7 | $370,000 (four at $330,000 to $370,000 and three at $1,393,876 to $1,642,297) |
| 2015 | 3 | $350,000 |
The county file holds 33 qualified sales in all. Nineteen are at $200,000 to $420,000 (median $350,000, n = 19); we read these as sales of lots before the homes were built, because the roll's year built for every home is 2016 or later, but the file does not label land, so that is our inference. Fourteen are at $1,300,000 to $3,100,000 (median $1,755,000, n = 14, the mean of $1,710,000 and $1,800,000), the sales of finished homes.
The county file records the June 2026 sale on June 12, 2026 at $2,550,000, while the MLS shows a closing on June 11, 2026 at $2,700,000. They may be the same transaction, and no public record tells us the reason for the $150,000 difference. The county file holds no qualified sale for 2022, 2023 or 2024, against 6 MLS closings in 2022 and 2023, so treat the county file as a partial view of this neighborhood.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Westlake Court is the newest built neighborhood among the six in West Bay Club with their own association or MLS name, and it has the highest 12-month median of the five with closings, $2,700,000 on 2 sales, against $701,250 at Jasmine Bay on 18. Your buyer will compare it with homes that cost a fraction as much.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Neighborhood | Homes (2026 roll) | Regime | Built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
| Jasmine Bay | 217 | Condominium, Chapter 718 | 2007 | 18 | $701,250 (mean of $700,000 and $702,500) |
| Indigo Shores at West Bay Club | 92 | Condominium, Chapter 718 | 1999 to 2004 | 8 | $649,500 (mean of $649,000 and $650,000) |
| The Island at West Bay Club | 0 built, 86 planned | Condominium, forming at first closing | under construction | 0 (8 active listings) | none |
| Turtle Pointe at West Bay Club | 64 | Condominium, Chapter 718 | 1999 to 2004 | 3 | $490,000 (small sample) |
| Westlake Court | 25 | Homeowners' association, Chapter 720 | 2016 to 2023 | 2 | $2,700,000 (small sample) |
| Turtle Pointe Cove | 19 | unresolved: state record says condominium association, roll says single-family | 2003 to 2005 | 2 | $866,000 (small sample) |
The six rows together account for 33 of the community's 51 MLS closings in the 12 months (18 plus 8 plus 0 plus 3 plus 2 plus 2). Another 17 sit in single-family neighborhoods with no association of their own, and one closing recorded under the bare name West Bay Club cannot be placed. Our full West Bay Club community guide covers the rest.
Your buyer is not cross-shopping a Jasmine Bay tower condominium. Jasmine Bay has 217 homes, closed 18 times in 12 months and has a median about 3.9 times lower than Westlake Court's (our arithmetic). Indigo Shores and Turtle Pointe are 1999 to 2004 condominium neighborhoods at $649,500 and $490,000 medians. The right comparison set for a Westlake Court home is other detached homes inside West Bay Club at or near $2,000,000 and above.
The roster's 12-month figures put Nature's Cove at $1,662,500 on 8 closings, Laurel Oaks at West Bay Club at $2,187,500 on 2, and Riverbrooke at $3,000,000 on 3. Westlake Court sits between Laurel Oaks and Riverbrooke on price, with the newest homes. We show those to a buyer as context and use the Westlake Court sales as the comparables, because a buyer who sees 2016 to 2023 construction will not price it like older homes on another street.
Choose Westlake Court for newer construction, larger homes and a $2,700,000 median on 6 MLS closings in 24 months; choose Turtle Pointe Cove for a smaller home at about $866,000, built 2003 to 2005, in a 19-home enclave with far fewer sales to compare. Sellers in each face a different buyer.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Westlake Court | Turtle Pointe Cove |
|---|---|---|
| Residential parcels (2026 roll) | 25 | 19 |
| Regime | Homeowners' association, Chapter 720 | Unresolved: state record says condominium association, roll assesses all 19 as single-family |
| Association filed (state register) | October 3, 2014 | 2004 |
| Built (roll) | 2016 to 2023, median 2018 | 2003 to 2005, median 2004 |
| Heated area (roll) | 2,816 to 4,690, median 3,049 | 1,781 to 2,691, median 1,989 |
| Bedrooms (roll) | 3 on 16, 4 on 8, 5 on 1 | 2 on 8, 3 on 10, 4 on 1 |
| MLS, 12 months | 2 closings, $2,700,000 median | 2 closings, $866,000 median |
| MLS, 24 months | 6, $2,700,000 | 2, $866,000 |
| MLS, 36 months | 6, $2,700,000 | 3, $840,000 |
| MLS, 60 months | 11, $2,683,000 | 9, $708,000 |
| Median $ per MLS sq ft, 60 months | $855.26 | $326.80 |
| Median days on market, 60 months | 15 | 12 |
| Median sold-to-list, 60 months | 96.9% | 96.0% |
| Active listings, Sep 29, 2026 | 0 | 0 |
| County qualified sales, since Sep 29, 2025 | 2, $2,625,000 median | 2, $866,000 median |
| County qualified sales, 2025 | 4, $2,700,000 median | none on file |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Corporations; the West Bay Club sub-community roster. MLS and county figures are never mixed.
Over 60 months Westlake Court closed 11 times at a $2,683,000 median while Turtle Pointe Cove closed 9 times at $708,000, a gap of about 3.8 times, and at $855.26 against $326.80 per MLS square foot, about 2.6 times (our arithmetic). Much of the gap is construction age: Turtle Pointe Cove's homes are about 14 years older at the median and about a third smaller on the roll. A buyer who can afford one is rarely choosing between them, so we do not price one off the other. Owners of the smaller neighbor can read the Turtle Pointe Cove seller guide.
A buyer who wants newer construction, a larger home on a small two-street lane and a neighborhood association separate from the community. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show buyers both neighborhoods on one morning, which is how we learn what your likely buyer is comparing.
A buyer who wants a detached home in West Bay Club below $1 million and accepts older construction and an unsettled legal regime on the state's record. The two 2026 Cove closings were $825,000 and $907,000 at $463 and $456 per MLS square foot.
It means your price stands on Westlake Court's own sales, and it means the Cove's repricing is not your evidence. Westlake Court's per-square-foot figure rose from about $550 in 2021 and 2022 to about $890 in 2025 and 2026, and Turtle Pointe Cove's rose from $259 to $327 on five of its six 2023 sales to $456 and $463 in 2026.
We price a Westlake Court home by placing it among the neighborhood's own closings by size, date and condition, then testing the number against the club's and the flood file's effect on a buyer's cost. With six closings since January 2025 at $2,600,000 to $3,100,000, the work is precise matching, not averaging.
The six recent closings ran 2,864 to 3,147 MLS square feet, which is the middle of the roll's 2,816 to 4,690 range. Fifteen of the 25 homes are 3,000 to 3,499 heated square feet, seven are under 3,000 and three are 3,500 or more. A home in the 3,000 to 3,499 cluster has real comparables. A home at 3,816, 4,467 or 4,690 square feet does not, and we say so before pricing it.
Several closings share a size. Two June 2022 closings shared 2,837 MLS square feet, at $1,428,846 and $1,559,142, and two homes of 3,147 sold for $1,715,000 in June 2022 and $3,100,000 in January 2025. The jump is not a typo: it is the gap between the 2021 and 2022 sales and the 2025 and 2026 sales, and it is why we do not use the older sales as comparables for a 2026 listing.
The six recent sales ran $855 to $985 per MLS square foot, with a $891.83 median. Applied to the roll's median home of 3,049 square feet, that range is about $2,607,000 to $3,003,000 (our arithmetic), which lines up with the $2,600,000 to $3,100,000 closings. We use it to check the ask, not to set it, because a per-square-foot figure cannot see a pool, an outdoor kitchen, finishes or a fairway view.
A 2016 home is ten years old in 2026 and a 2023 home is three. The roofs, air handlers and pool equipment run on different clocks, and the Florida Building Code edition in force differed between 2015 and 2022 permits. Year built is the county's only condition proxy, so we ask you for the permit list, the roof and air handler dates and any storm-protection work, and we price the home against what a buyer's inspector will find.
The MLS does not report street, so we cannot measure a Montserrat Lane premium from sales. The roll shows the difference in build years: Saint Barts Lane homes date 2016 to 2021 and Montserrat Lane holds the newest, built 2022 and 2023. The club's website places the neighborhood on the 7th and 8th holes, but we have no lot-by-lot orientation, so we ask for the survey and walk the lot before we call any view a selling point.
The live market for Westlake Court was empty on September 29, 2026, so we test the ask against the closings and against the nearest detached alternatives in West Bay Club. A Westlake Court buyer weighing a home at $2,700,000 will also look at other single-family homes inside the gates, and we know what they ask and what they take.
With 2 to 6 sales a year, a single sale moves an automated estimate, and the estimate cannot see street, lot, pool, condition, flood elevation or association paperwork. We show you the six sales instead, with the dates and days on market, and we explain why each one is or is not your comparable.
We market a Westlake Court home to the buyer who wants a newer, larger detached home inside a gated golf club community, with cinematic video, drone and professional photography, a documents file that answers the gate, association and flood questions, and direct outreach to our qualified-buyer database before and alongside the public launch.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The public record supports three uses: a primary residence inside a gated club community, a seasonal home in a newer neighborhood, and a second home near Coconut Point. We read these from the price, size and lot size of the homes, and we describe the property, not the people who own it. Our marketing copy does the same.
At $2.6 million to $3.1 million the photography has to show finishes, outdoor living and the setting without overstating the view. We shoot the home, the lane and the approach from the gate, and we use aerial only where the club's rules and the lot allow it.
Before the first showing we assemble the recorded declaration request, the association's estoppel order, the club's estoppel and amounts due, the budget and reserve schedule if the association will release them, the flood elevation certificate, the flood and wind policy declarations and the permit list. A buyer who reads those on day one does not come back with a due diligence surprise.
The MLS syndicates to the major portals, our own site carries a Westlake Court page, and our team and database carry it to buyers who asked us to watch for a listing. Because no Westlake Court home was listed on September 29, 2026, buyers who want the neighborhood are waiting, and we know who some of them are.
West Bay Club is gated and the gatehouse requires photo identification for open-house visitors. The club's open house policy allows realtor open houses on Saturdays and Sundays from 1 p.m. to 4 p.m., asks for three days' notice with the address, agency and host's name, requires the host to stay at the property for the whole event, and permits two signs per event. We follow that process on every listing.
An estate, a health change or a home that needs to stay quiet may be better handled through direct outreach to our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers.
We negotiate every Westlake Court offer ourselves, through the disclosure window, the inspection, the insurance quote and the closing date, because in a neighborhood with six sales in 24 months each term sets a precedent. The gap between ask and sale, which ran from 0.9 to 11.0 percent across the six recent closings, is the main lever.
Jesse and Marc handle the offers, the counters and the buyer-agent conversations ourselves. We know the six closings, the asks that sold and the asks that sat, and we use them in the room.
Section 720.401 lets a buyer cancel within 3 days after receiving the disclosure summary if it was not provided before signing. We deliver it with the contract, in the same package as the estoppel when we have it, so the window is closed before the first negotiation starts.
The club's $15,000 community contribution and $350 transfer fee are published, but the club's page does not say who customarily pays them, and in Lee County the contract, not custom, decides. We write the allocation into the contract explicitly so it cannot become a closing table argument.
Homes built 2016 to 2023 are newer than most of the market, but the first-generation roofs, air handlers and pool equipment on a 2016 home are a decade old. We get ahead of the inspection with your permit list and service records, and we negotiate repairs as credits or price, depending on what helps your net.
A Zone AE location makes the flood quote part of the buyer's due diligence. A quote that comes in higher than the buyer expected is the most common reason a thin-market contract re-opens, which is why we encourage your buyer to get it early and why we give them the elevation certificate with the offer.
Whether the association or the club requires board approval of a sale is a declaration question we have not answered from public records. The estoppel form in Section 720.30851 asks whether board approval is required for a transfer and whether a right of first refusal exists, so the estoppel answers it for your home. We read it before we name a closing date.
A price cut lowers the number every future buyer sees, and a credit does not. On a home that may be the next comparable, we prefer a credit for a specific item to a reduction that becomes the new price. We show you the net under each.
Westlake Court sellers in Lee County customarily pay the deed's documentary stamp tax at $0.70 per $100 and the owner's title policy, plus two estoppels and the agent's fee, which is negotiable. At $2,700,000 the stamps are $18,900.00 and the title premium is $9,325.00. The contract controls who pays what.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The rate is $0.70 per $100 of price, rounded up to the next full $100. At $2,700,000 that is 27,000 units and $18,900.00, and the Florida Department of Revenue's own worked example, $2,500,000 at 25,000 units, comes to $17,500.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1 million, and $2.50 per $1,000 from $1 million to $5 million. In Lee County the seller customarily selects the closing agent and pays for the owner's policy, which at $2,700,000 is about $9,325.00. Nothing in the statutes decides it, and the contract controls. In Collier County the custom differs, so an owner with a Naples closing agent should confirm.
Section 720.30851 requires the association to deliver an estoppel certificate within 10 business days of a request, and the certificate is effective for 30 days if hand delivered or sent electronically and 35 days if mailed. The statute's fee base is $250 with an added $100 for delivery inside 3 business days and up to $150 if the account is delinquent, all indexed to inflation; our cost research puts the 2026 figures at $299, $119 and $179, and the issuer confirms the current amount. The club's published request fee is $100. The Westlake Court association's estoppel goes through its management company.
The club's estoppel page lists a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee. At the $2,700,000 median the $15,000 is about 0.6 percent of the price (our arithmetic). The club does not say who customarily pays, so we write it into the contract.
Florida property taxes are paid in arrears, so at a closing the seller credits the buyer for the days of the year the seller owned the home. Association assessments are prorated too. We do not state a tax bill or an assessment for Westlake Court, because the assessed value and exemptions differ by home and the association's dues are not public. The Lee County Tax Collector's site shows the current bill for any address.
Commissions are negotiable and set by agreement, not by rule. Since August 17, 2024 an offer of compensation to a buyer's agent cannot be advertised on the MLS, and a buyer's agent needs a written agreement with the buyer before touring a home. A seller may still offer to contribute, off the MLS, and we explain each choice in the first meeting.
| Sale price | Documentary stamps | Owner's title policy | Estoppels (association cap plus club request fee) | Total of the fixed items |
|---|---|---|---|---|
| $2,600,000 (low of the last 24 months) | $18,200.00 | $9,075.00 | $399 | $27,674.00 |
| $2,700,000 (12-month and 24-month median) | $18,900.00 | $9,325.00 | $399 | $28,624.00 |
| $2,683,000 (60-month median) | $18,781.00 | $9,282.50 | $399 | $28,462.50 |
| $3,100,000 (high of the last 24 months) | $21,700.00 | $10,325.00 | $399 | $32,424.00 |
The four prices are the low, median, 60-month median and high of the closings on the record. Title premiums use the rule's schedule and vary a little with rounding and credits.
| Line | Estimate | Basis |
|---|---|---|
| Sale price | $2,700,000 | The 24-month and 12-month median |
| Listing commission (example 2.5%) | $67,500.00 | Negotiated, not a rule |
| Buyer-agent compensation, if offered (example 2.5%) | $67,500.00 | Optional, offered off the MLS |
| Documentary stamps | $18,900.00 | 27,000 units at $0.70 |
| Owner's title policy | $9,325.00 | Promulgated schedule, three tiers |
| Title search and closing fee (estimate) | $1,500 | Varies by title company |
| Municipal lien search (estimate) | $175 | Varies |
| Westlake Court association estoppel (cap) | $299 | Section 720.30851, indexed figure |
| Club estoppel request fee | $100 | Published by the club |
| Total without a buyer-agent offer | $97,799.00 | 3.62% of price |
| Net before payoff and prorations | $2,602,201.00 | |
| Total with a 2.5% buyer-agent offer | $165,299.00 | 6.12% of price |
| Net before payoff and prorations | $2,534,701.00 |
The net sheet leaves out any mortgage payoff, the property tax and assessment prorations, any concession and any contract allocation of the club's $15,350 in contribution and transfer fee. It is an illustration built from the cost figures above and from our shared cost-of-selling research, not a quote. If the contract shifts the $15,000 and $350 to the seller, add $15,350 to either total. The written valuation we prepare for you replaces the estimates with your actual numbers.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Westlake Court sellers owe three written disclosures before the buyer signs: the Section 720.401 homeowners' association disclosure summary, the Section 689.261 property tax disclosure and the Section 689.302 flood disclosure, plus the common-law duty to disclose known material defects. The neighborhood is a Chapter 720 association, so the condominium rules do not apply.
Section 720.401 requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, and on a resale the parcel owner supplies it. The contract must carry a conspicuous clause making it voidable if the summary was not provided first: the buyer may cancel by written notice within 3 days after receiving the summary or before closing, whichever comes first, the right cannot be waived and it ends at closing.
Section 720.401(2) excludes associations regulated under Chapters 718, 719, 721 and 723. West Bay Club mixes regimes: the towers and carriage homes are condominiums and the single-family neighborhoods are not. The state register and our roster place Westlake Court in Chapter 720, and we confirm it against the declaration before we rely on it. This page is information, not legal advice, and your closing agent or attorney has the final word on your contract.
We have not read the recorded declaration page by page. The roll's legal description ties the parcels to an instrument recorded in 2014, and the declaration sets the association's powers, leasing rules and assessment authority. We hold any contested figure and never guess it, and we say plainly which clauses we have not read.
Section 689.261 requires a prospective purchaser of residential property to be presented a property tax disclosure summary at or before execution of the contract. It tells the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can trigger a reassessment. The seller provides it unless the contract includes it.
A seller must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the contract is executed. It asks whether the seller knows of flooding that damaged the property during the seller's ownership, whether the seller has filed a flood claim and whether the seller has received flood assistance. Answer it accurately and keep a copy.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts that materially affect a home's value, that a buyer cannot readily observe and does not know, must disclose them. An "as is" contract does not remove that duty. We recommend a written seller's property disclosure that lists what you know.
A Westlake Court buyer pays the club's published closing amounts, the Westlake Court association's charges, recurring assessments, Lee County property tax, homeowners and flood insurance and, if they join, golf dues. Only the club's closing amounts are published, so a seller should know what the buyer will ask for.
The layers are the club and community association, the Westlake Court association, the optional golf membership, property tax and insurance. The only published amounts are the club's $15,000 community contribution, $350 transfer fee and $100 estoppel request fee. The association's regular assessment and any special assessment are stated in the estoppel for your home.
The club's public pages do not state the annual assessment, whether the Beach Club or fitness center is billed by use, or what a Social or Premier membership costs today. The Westlake Court association posts no fee sheet we could find. Figures in circulation vary from source to source, so we publish none and we send your buyer to the estoppel.
A buyer's first tax bill can differ from yours when the assessment resets and exemptions change, and Section 689.261 requires the notice saying so. We do not quote a Westlake Court tax bill, and your buyer's lender will estimate one.
A federally backed mortgage on a home in a special flood hazard area requires flood insurance, and the premium depends on the elevation certificate. Wind coverage for a home built 2016 to 2023 is priced on the roof, the openings and the mitigation features, and the state's uniform mitigation form documents them.
At points we geocoded to the Montserrat Lane and Saint Barts Lane address ranges in Westlake Court, the FEMA flood map shows Zone AE, coastal floodplain, a special flood hazard area with a base flood elevation of 11.0 feet, on the panel effective November 17, 2022. That is a map reading for two points, not a survey.
FEMA's National Flood Hazard Layer returned Zone AE at both test points, with the special flood hazard area flag true. The governing panel is 12071C0587G. A box of about four-tenths of a mile around the streets returned seven polygons: one minimal-hazard Zone X, four Zone X polygons at 0.2 percent annual chance, one AE floodway and one AE coastal floodplain. Zones change within a few hundred feet, so the lot, not the neighborhood, decides.
The USGS 3D Elevation Program returned about 8.2 feet and 8.4 feet above the NAVD88 datum at the same two points. Against an 11.0 foot base flood elevation, the mapped flood surface sits roughly 2.6 to 2.8 feet above the ground at those points (our arithmetic). Homes are built on fill and slabs above the street, so the elevation certificate, which records the lowest floor, is the document that settles the question for your home.
A conventional or government-backed loan on a Zone AE home will require flood coverage, and a cash buyer should price it anyway. Put the elevation certificate, the current flood declarations page and any claims history in the listing file, because a quote that comes in high is what re-opens contracts.
Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, per the National Hurricane Center, and Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3. The 2026 roll shows 19 Westlake Court homes with a year built of 2021 or earlier, so at least 19 were standing when Ian arrived. We found no public record of Ian damage at Westlake Court, and a buyer will ask you about claims, repairs and the roof. Answer from your own records.
Lee County publishes a revised preliminary flood insurance study. Whether a future map changes the zone on a specific Westlake Court lot is unknown to us, and a lender or insurance agent can tell your buyer what is pending for an address.
Golf at West Bay Club is a separate equity membership, not part of the Westlake Court deed, and the club's membership FAQ says a Premier membership transfers only with the sale of the home by a Premier member. A Westlake Court seller should know which side of that sentence they are on before listing.
The club's website describes an 18-hole Pete and P.B. Dye course with eight sets of tees, an equity, member-owned club, a cap of 300 golf members, a non-refundable initiation fee and an equity certificate for new Premier members. The club does not publish today's initiation fee or dues on its public pages.
The membership page describes a Premier Member-in-Waiting option with six afternoon rounds per member per month from December 1 to April 30 and unlimited play from May 1 to November 30, and the FAQ describes a Social membership for West Bay residents only. Fees are not published. These are the club's answers to a buyer who wants golf before a Premier slot opens.
The public pages do not say whether a buyer of a home whose seller holds no Premier membership has a route to one, and they do not state who approves a transfer. We ask the membership office in writing, and we put the answer in the listing file.
We ask you early whether you hold a Premier membership, we ask the club what happens to it on a sale, and we write the membership into the contract explicitly. A buyer who wants golf will ask before making an offer.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Westlake Court's rules are set by two layers: the declaration and rules of the Westlake Court association, and the community's covenants and architectural review. The club's public pages do not publish leasing, pet or approval rules for Westlake Court, so we ask the manager before listing and before we promise a buyer anything.
The state register shows Westlake Court Homeowners' Association, Inc. filing through Resort Management in Naples as its principal address, mailing address and registered agent since a January 3, 2024 change, with three officers listed. Whether the developer or the owners elect the board is a document question that Section 720.307 answers, and we have not seen the answer. A seller with the turnover paperwork in hand shortens a buyer's due diligence.
No lease minimum, frequency limit or approval process is published for Westlake Court. A buyer planning any rental should get the lease rules in writing from the association and the club before making an offer, and a seller with a tenant in place should have the lease and the association's approval ready.
No pet rule is public for Westlake Court. The club has a dog park with separate areas for small and large dogs, but that is a club amenity, not the neighborhood's rule. Assistance animals for a person with a disability are handled under federal fair housing rules, which apply to a homeowners' association regardless of its pet policy.
Exterior changes need approval from the architectural review process before work begins, and a Westlake Court home faces the community's review and the neighborhood association's. Section 720.3045 bars an association from restricting items not visible from the parcel's frontage, an adjacent parcel, a common area or a community golf course, so a home whose rear is visible from the course cannot rely on that protection for items in view of the fairway.
Westlake Court is not described as a 55-plus community in any public record we found, and we describe the property, not who may live in it. A buyer of any age can buy, subject to the association's ordinary approval and rules.
Section 720.305 lets an association levy reasonable fines: up to $100 per violation unless the governing documents say otherwise, with a $1,000 aggregate cap on daily fines, no lien under $1,000, and at least 14 days' written notice and a committee hearing. Open violations are listed in the estoppel, so we read it before you list.
A Westlake Court home took a median of 77 days to sell across the six closings of the last 24 months and 180.5 days across the last 12 (n = 2), with a range of 15 to 227 days. A seller should plan for a season, not a month, and start the paperwork before the listing goes live.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
All six closings since January 2025 fell in January, February, March, May or June. That is a pattern in six sales, not a rule, but a home that is ready by winter meets the first seasonal buyers on the first tour. The five older closings from December 2021 to June 2022 closed in 9 days or less, which is why we do not use them to set expectations for 2026.
The days on market for the six were 15, 56, 69, 85, 134 and 227, a mean of 97.7 and a median of 77. The closest ask took 15 days and the widest took 85, and the 227-day sale had the second-widest ask. We tell owners to plan for the median and price for the closest match.
Week 1 is the valuation, the pricing decision and the documents order. Weeks 2 to 3 are the photography, the estoppels and the flood file. Weeks 3 to 4 are the launch, the gate process and the first showings. The contract, inspection, insurance quote and closing follow. The estoppel takes up to 10 business days and is effective for 30 days, so we time its order to the contract.
Many West Bay Club owners are seasonal. We run the listing remotely with video walk-throughs, e-signature and a local contact for the gate, and we coordinate the club and association paperwork so you do not have to be in Estero for the closing.
Selling your Westlake Court home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Westlake Court? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Prepare a Westlake Court home by finishing the documents file first, then the small repairs, then the staging. A buyer of a $2.7 million home will compare your home with new construction and expects a clean inspection, current systems and a complete file, so the order of the work matters more than its size.
For homes built 2016 to 2023, refresh usually beats remodel: paint, lighting, landscaping refresh, pressure washing and any deferred repair. We compare your home with the recent closings before recommending a larger project, because the MLS does not tag renovation and we cannot measure its return in this neighborhood.
The buyer is shopping newer homes inside West Bay Club and may be seasonal. Staging should show the outdoor living, the flow and the storage, and it should leave the home ready for a quick, private showing through the gate.
Your Westlake Court listing should describe the home, the setting and the location from the record: newer construction on a two-street lane inside a gated club community, with the club's amenities and Coconut Point nearby. It should not claim a view, a fee or a rule we cannot document, and it should never describe who should live there.
The club lists an 18-hole Pete and P.B. Dye golf course, eight Har-Tru tennis courts at The Net Tennis Pavilion, a Sports Park with bocce, shuffleboard, pickleball and croquet, a fitness center with a lap pool, a dog park, River Park and a private Beach Club. Golf is a separate membership, so the listing says what the home includes and what the club sells separately.
Our community research puts Coconut Point about 5 minutes from the gate, Bonita Beach public access 15 to 20 minutes, Southwest Florida International Airport 17 to 20 minutes and downtown Naples 30 to 34 minutes. Lee Health Coconut Point, a freestanding 24-hour emergency department, is at 23450 Via Coconut Point. Times stretch in season.
Do say year built, size, bedrooms from the roll and the club's published facts. Do not say maintenance-free unless the declaration says what the association maintains, do not quote a fee you have not seen, and do not call a lot a fairway lot without the survey. A claim that turns out wrong costs more than the sentence was worth.
A March 2026 Westlake Court sale shows how a home here closes: a three-plus-den, three-and-a-half-bath home of 3,019 MLS square feet sold for $2,700,000 after 134 days, against a final list of $2,785,000, at 97.0 percent of list and $894 per square foot. It is a public-record sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
We represent no sale in this neighborhood that we can show you, and a first-hand story we cannot document is a story we do not tell. A public-record sale lets us show the same numbers a buyer saw.
It closed above the 94.0 percent 24-month median sold-to-list, and its $894 per square foot sat close to the $891.83 median. It closed about 7 percentage points closer to list than the June 2025 sale of a 3,058 square foot home at 90.1 percent. It also shows the spread of outcomes: the January 2025 sale, listed 0.9 percent above its price, took 15 days, while the June 2026 sale, listed 7.2 percent above, took 227.
At $2,700,000 the seller's documentary stamps were about $18,900.00 and the owner's policy about $9,325.00 (our arithmetic on the published schedules), before commission, estoppels and payoff. The buyer's side carried the club's amounts, the association's charges and flood insurance on a home the FEMA map places in a special flood hazard area.
The lowest closing since 2025 was $2,600,000 in May 2025 for a 3,040 square foot four-bedroom, at $855 per square foot and 93.0 percent of list after 56 days. A seller who lists at the top of the band and waits should know the bottom of it.
Westlake Court owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the neighborhood's own closed sales in your size range, with your fee stack and flood file beside it, from the Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
You receive the recent closed sales that fit your home with dates and days on market, a per-square-foot check on MLS living area, your home's position among the 13 closings 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, or read how the pricing works on our Westlake Court home valuation guide.
In a neighborhood where the same 3,147 square foot plan sold for $1,715,000 in 2022 and $3,100,000 in 2025, the ask decides the sale. We would rather you see the evidence and the number before you commit to anything, and many owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Westlake Court sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 25-home neighborhood with two closings a year rewards a price set from every recorded sale and a documents file ready on day one.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you are searching for a Westlake Court listing agent, or thinking, "I need to sell my home in Westlake Court," here is the short version of everything above. We place your home among the neighborhood's 13 recorded closings by size, date and condition. We build the documents file before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves. In the last 12 months we tracked both Westlake Court closings in the MLS, and all 13 on record since December 2021.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Westlake Court buyer guide, and see how we represent buyers in Southwest Florida.
List early if you can. All six closings since January 2025 fell between January and June, none between July and December, which points to contracts written from late fall through spring. That is a pattern in six sales, not a rule, but a home that is photographed, documented and live before January meets the first seasonal buyers.
Not simply. The 4,644 square foot home that sold in April 2022 closed at $2,683,000, or $578 per square foot, while the 3,147 square foot home that sold in January 2025 closed at $3,100,000, or $985. Condition, age, updates and the ask matter as much as size.
Read the closed sales in your size range and compare your list price with them. The June 2026 sale took 227 days at 7.2 percent above its price. 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 Westlake Court seller owes the Section 720.401 disclosure summary before the buyer signs, and the estoppel takes up to 10 business days, so ordering at listing starts the buyer's review on day one.
Yes. An estate, a health change or a tenant in place is often better handled through direct outreach to our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers.
Ask each team for its comparable set for your size range, its plan for the two estoppels and the club's amounts, and who will personally negotiate your offer. Then ask how it handles the difference between a Chapter 720 association and the condominiums elsewhere in West Bay Club.
McGreevy and Comisar is a top-reviewed Westlake Court listing agent, 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 our Google profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A listing that sits is usually a pricing or presentation problem, and a fresh plan can change the result. In a neighborhood where the last two closings took 134 and 227 days, that is the conversation we start with.
★★★★★ "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
Showing feedback is how a price gets corrected in time. Westlake Court showings and open houses run through the club gate, so feedback also tells us who is actually getting in.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Follow through is most of the work in a sale that needs two associations and the club to cooperate on paper.
A Westlake Court specialist matters because the neighborhood has 25 homes, two associations' worth of paper and a flood zone, and the costly mistakes are specific to it: pricing off the 2021 and 2022 sales, missing the estoppel timing, or promising a buyer a fee, rule or view nobody has documented.
Jesse runs the data, pricing, marketing and association paperwork. He has sold Southwest Florida real estate since October 2004, and he reads the estoppel, the declaration and the comparable set himself. Reach him at (239) 898-6072.
Marc runs showings, buyer-agent conversations, inspections and the closing table. He is a Broker Associate, and he is the person your buyer's agent will talk to. Reach him at (239) 287-5873.
A general agent may price from the community's 51 closings instead of the neighborhood's 13, may miss that the estoppel takes up to 10 business days, may quote a maintenance-free claim nobody has documented, and may not know that the FEMA map shows Zone AE at the streets we tested. Each of those costs a seller time or money.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and winners of the 5 Star Award for Customer Satisfaction for 21 straight years per Gulfshore Life Magazine. Those are career honors, not neighborhood counts.
Owners elsewhere in West Bay Club can use our West Bay Club seller guide, our Turtle Pointe Cove seller guide and the West Bay Club community guide, and owners of the Westlake Court neighborhood itself will find the neighborhood guide useful alongside this page.
Many Westlake Court sellers are also buyers, moving within West Bay Club, to another Estero community or out of state, and a sale and a purchase are one project with two closing dates. Marc represents buyers, Jesse represents sellers, and we plan the two together so neither deadline forces a bad decision.
We time the two closings so the estoppels, the club paperwork and the financing meet. A rent-back or a short lease may work when the dates do not align, and we discuss options before you list.
Sellers who stay in West Bay Club often move to a different neighborhood, a tower or a larger home. Our West Bay Club buyer guide covers the community, and our Westlake Court buyer guide covers the neighborhood from the buyer's side.
Sellers buying elsewhere in Estero can read how we represent buyers in Southwest Florida, and sellers who want to compare other West Bay Club neighborhoods can use the Jasmine Bay and Indigo Shores neighborhood guides.
These are the questions sellers ask most about selling a Westlake Court home in Estero, answered from the recent closings and the public record. Each answer names Westlake Court. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 24-month median of $2,700,000 (n = 6, small sample) and adjust for size, street, condition and asking history. The 12-month median is $2,700,000 (n = 2). For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Since January 2025, six homes closed: $2,600,000, $2,700,000, $2,700,000, $2,700,000, $2,700,000 and $3,100,000. The two 2026 closings were both $2,700,000, in March and June, for homes of 3,019 and 2,864 MLS square feet.
Two in the 12 months to September 29, 2026 in the Southwest Florida MLS, and six in 24 months. The MLS holds 13 closings since December 2021, of which 11 were marketed and 2 were entered after closing.
$2,700,000 over 12 and 24 months, and $2,683,000 over 60 months on 11 closings. The 60-month figure equals the single April 2022 sale of a 4,644 square foot home, which is a reminder that the set is small.
$3,100,000, for a four-plus-den home of 3,147 MLS square feet that closed in January 2025 after 15 days on market, at 99.1 percent of its final list price.
The 24-month median is 77 days and the 12-month median is 180.5 days (n = 2), with a range of 15 to 227 days. The two 2026 closings took 134 and 227 days, so a seller should plan for a season, not a month.
With no Westlake Court home listed on September 29, 2026 and two closings in 12 months, there is no months-of-supply figure worth quoting. Buyers have shown they negotiate: all six recent sales closed below the final list price, by 0.9 to 11.0 percent.
None on September 29, 2026, per the MLS. With 25 homes, a home that lists meets no direct competition from another Westlake Court listing, though buyers also shop the community's other single-family neighborhoods.
Different buyers. Westlake Court's 60-month median is $2,683,000 on 11 closings and Turtle Pointe Cove's is $708,000 on 9, for homes built 2016 to 2023 and 2003 to 2005. See the comparison table above or the Turtle Pointe Cove seller guide.
Per MLS square foot, the 2021 and 2022 sales sit around $550 and the 2025 and 2026 sales around $890 (median $891.83). The county's qualified home sales ran $1,300,000 to $1,800,000 in 2016 to 2021 and $2,550,000 to $3,100,000 since 2025. Six sales do not make a trend line.
The six closings since January 2025 ran $855 to $985 per MLS square foot, with a $891.83 median. The per-square-foot figure is a check on an ask, not a rule, because it cannot see a pool, finishes, a view or flood elevation.
The MLS shows closings in January, February, March, May and June across 2025 and 2026, and none in the second half of those years. That is six sales, so treat it as a description, not a rule. A listing ready before winter reaches the club's seasonal calendar.
Compare your ask with the closed sales in your size range. The last two sold after 134 and 227 days, at 97.0 and 93.3 percent of list. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.
Yes, as far as we can tell from the state record. Westlake Court is a homeowners' association under Chapter 720, and Section 720.401 puts the duty to supply the summary on the parcel owner in a resale. Section 720.401(2) excludes associations under Chapters 718, 719, 721 and 723, so we confirm the regime against the declaration.
Before the buyer signs the contract. The buyer may cancel within 3 days after receiving a late summary or before closing, whichever comes first, and the right cannot be waived. We deliver it with the contract so the window is closed at the start.
In Lee County the seller customarily selects the closing agent and pays for the owner's policy, which at $2,700,000 is about $9,325.00 on the state's promulgated schedule. Nothing in the statutes decides it, and the contract controls.
$0.70 per $100 of price, rounded up to the next $100. At $2,700,000 that is 27,000 units and $18,900.00, and at $3,100,000 it is $21,700.
Section 720.30851 requires the association to deliver an estoppel certificate within 10 business days of a request, effective 30 days if hand delivered or electronic and 35 days if mailed, with indexed fee caps (about $299 by our cost research, plus rush and delinquency add-ons). A Westlake Court sale needs the association's estoppel and the club's.
The club's estoppel page lists a $15,000 community contribution and a $350 transfer fee at closing but does not say who customarily pays. In Lee County the contract decides, so we write the allocation into it. A buyer will price the $15,350 as cash at closing.
Yes. Section 689.261 requires a prospective purchaser of residential property to be presented a property tax disclosure summary at or before execution of the contract, telling the buyer not to rely on the seller's current taxes.
Section 689.302 requires a flood disclosure at or before contract signing, and Johnson v. Davis requires disclosure of known material defects a buyer cannot readily observe. At the points we tested, the FEMA map shows Zone AE, so have your elevation certificate ready.
The disclosure summary, the estoppel certificates, and in practice the declaration, articles, bylaws, rules and current budget. Section 720.303 gives members access to official records, and the recorded declaration is in the Lee County Clerk's official records.
We cannot say from public records. Whether the association or the community requires board approval of a sale is a declaration question, and the Section 720.30851 estoppel form asks whether approval or a right of first refusal applies to your home, so the estoppel answers it.
Do not assume you can. No lease minimum, frequency limit or approval process is published for Westlake Court, so the declaration, the rules and the estoppel decide. Get the lease rules in writing before you plan on a rental.
We publish no short-term rental rule for Westlake Court because none is public. A buyer planning any stay shorter than a month should treat it as not permitted until the association confirms otherwise in writing.
Yes, for anything you changed. Exterior changes need approval from the architectural review process, and a buyer will ask for the approvals for a pool, screen enclosure, shutters or generator along with the permit records from the Village of Estero.
The gatehouse requires photo identification for open-house visitors, and the club's open house policy allows realtor open houses on Saturdays and Sundays from 1 p.m. to 4 p.m. with three days' notice and two signs per event. We follow that process on every listing.
No. Fix what a buyer's inspector will find and what the permit list will raise, refresh what photographs badly, and leave the rest to a credit or price discussion. We compare your home with the recent closings before recommending a larger project.
In a neighborhood with two closings a year, the price is set from a handful of sales and the paperwork runs through two associations, so a mistake is expensive. A seller who lists without an agent still owes the same disclosures, and still has to negotiate against buyers who know the record.
At $2,700,000 with a 2.5 percent listing commission and no buyer-agent offer, the illustration above nets about $2,602,201.00 before payoff and prorations, or about $2,534,701.00 with a 2.5 percent buyer-agent offer. Commission is negotiable, and your actual numbers come from the written valuation.
Since August 17, 2024, offers of compensation to a buyer's agent cannot be advertised on the MLS, buyer's agents need a written agreement before touring, and commissions are negotiable. A seller may still offer to contribute off the MLS, and we explain each choice in the first meeting.
It depends on your basis, how long you lived in the home and your filing status. The IRS explains the home sale exclusion in Topic 701 and Publication 523, and a tax adviser can apply it to your facts. We are not tax advisers.
The club's membership FAQ says a Premier membership transfers only with the sale of the home by a Premier member, and it does not describe the route for a buyer whose seller holds none. We ask the club in writing and put the answer in the listing file.
Yes. We run the listing with video walk-throughs, e-signature and a local contact for the gate, and we coordinate the estoppels and the club paperwork so you do not need to be in Estero for the closing.
It affects the buyer's cost of ownership through the flood premium, so the elevation certificate matters. The MLS does not tag flood zone, so we cannot measure a price discount from sales. A seller with the certificate and current policy in hand removes an unknown from the buyer's math.
We work the quote with the buyer's agent: the elevation certificate, the mitigation form, the roof age and the coverage limits all move the premium, and a second quote often differs. If it still fails, a credit or a short extension is usually cheaper than a new listing.
We do not name a builder. Builder attributions in resale marketing are not recorded documents, and we did not find one in a recorded instrument we could read. The roll gives year built, not builder, and the Village's permit record for your home names the contractor.
No. This page covers Westlake Court in Estero, Lee County, ZIP 33928, inside West Bay Club. The City of Westlake is in Palm Beach County and is unrelated.
Ask each team for its comparable set for your size range, its plan for the two estoppels and the club's amounts, and who will personally negotiate your offer. Then ask how it handles the difference between a Chapter 720 association and the condominiums elsewhere in West Bay Club.
Westlake Court owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Westlake Court sale and public record in West Bay Club before writing this guide. Learn more about our team.
In the last 12 months we tracked both Westlake Court closings in the MLS, and we tracked all 13 closings on record since December 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida, and the preparation that matters most in a neighborhood this small is the same every time: the recent closings, the two estoppels, the club's amounts due, and the flood file.
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 Westlake Court 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 Westlake Court? 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 Southwest Florida.
Westlake Court facts on this page rest on primary sources: the club's own pages, Florida state records, Lee County and Village of Estero records, FEMA and federal sources, the statutes and our MLS pull. No brokerage or listing portal is cited. Sources were accessed on September 30, 2026 unless dated.
Westlake Court's key documents are issued by the club, the State of Florida, FEMA and federal agencies. Each row links the issuing authority. The recorded declaration is held in the Lee County Clerk's official records, and the association's estoppel comes through its management company.
| Document | What it tells you | Issued by |
|---|---|---|
| West Bay Club open house policy | The Saturday and Sunday 1 p.m. to 4 p.m. window, three days' notice, photo identification and two signs per event | West Bay Club (PDF) |
| West Bay Club estoppel page | The published amounts due at closing: a $15,000 community contribution, a $350 transfer fee and a $100 estoppel request fee | West Bay Club |
| Westlake Court Homeowners' Association, Inc. record | Filing date October 3, 2014, status, annual reports and the registered agent | Florida Division of Corporations |
| Resolution Z-05-010, West Bay Club planned development | The master zoning approval behind the community | Lee County (PDF) |
| Revised preliminary flood insurance study | The county's pending flood study | Lee County Community Development (PDF) |
| Uniform Mitigation Verification Inspection Form | The wind-mitigation form insurers use for premium credits | Florida Office of Insurance Regulation (PDF) |
| Section 720.401, disclosure to prospective purchasers | The homeowners' association disclosure summary and the buyer's 3-day cancellation right | Florida Legislature |
| Section 720.30851, estoppel certificates | What the association's estoppel must state, its 10-business-day deadline and its fee caps | Florida Legislature |
| Section 689.261, property tax disclosure | The summary that tells a buyer not to rely on the seller's tax bill | Florida Legislature |
| Section 689.302, flood disclosure | The seller's flood statement owed at or before contract | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 deed rate and worked examples | Florida Department of Revenue |
| Rule 69O-186.003, title insurance rates | The promulgated owner's policy premium schedule | Florida Administrative Code |
| NAR settlement FAQs | How commission and buyer-broker agreements work after August 17, 2024 | National Association of REALTORS |
| Hurricane Ian Tropical Cyclone Report | The storm record for September 2022 | National Hurricane Center (PDF) |
| Hurricane Milton Tropical Cyclone Report | The storm record for October 2024 | National Hurricane Center (PDF) |
| FEMA Map Service Center | The flood zone and panel for your exact address | FEMA |
| Selling your home, Publication 523 | How the IRS treats gain on the sale of a home | Internal Revenue Service |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.