Updated September 2026
McGreevy and Comisar guide buyers through Bishopwood East at Forest Glen building by building: three condominiums, four plans, the FEMA zone of each building and the three estoppels every purchase needs. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Bishopwood East at Forest Glen means buying one of 192 garden-home condominiums in sixteen two-story buildings of twelve on Bishopwood Ct E, inside the gated Forest Glen Golf and Country Club in East Naples, Collier County, Florida 34114. It is the largest neighborhood in Forest Glen and one of its two lowest-priced: the Southwest Florida MLS recorded 15 Bishopwood East closings in the 24 months to September 26, 2026 at a median of $400,000, and ten of its sixteen buildings map in FEMA’s Zone AH. Every owner answers to three associations and shares a homeowner-owned club. This page is the purchase path, building by building and document by document. For the neighborhood itself, its governance, floor plans and full record, read our Bishopwood East at Forest Glen neighborhood guide.
If you are still choosing an agent, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record. If you already own at Bishopwood East and are selling to move, start with how we sell Bishopwood East at Forest Glen condos and a free Bishopwood East at Forest Glen home valuation. For the club around it, all seven neighborhoods and the master association, read our Forest Glen community guide.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you tour a Bishopwood East condo we will show you which of its three condominiums and which building fits your budget, your flood tolerance and the stairs you are willing to climb.
Buying a home in Bishopwood East at Forest Glen takes five things most Naples condominium purchases do not: choosing among three separately recorded condominiums, reading the FEMA zone of the exact building, ordering three estoppel certificates, budgeting association dues that no Forest Glen association publishes, and deciding between a ground-floor and a second-floor garden home.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Everything below comes from the Florida Division of Corporations filings for the four Bishopwood East associations, the state condominium register, the Collier County 2026 preliminary tax roll and its recorded sales, FEMA’s flood map and its 2012 letters, the county school zone database and every Bishopwood East closing on the Southwest Florida MLS for ten years. Where the public record stops, this page says so and names the document that answers the question.
Bishopwood East is three condominiums sharing one street and one neighborhood association. Bishopwood East I holds 96 units in eight buildings at 3964 to 3980 Bishopwood Ct E, recorded April 27, 2000. Bishopwood East II holds 48 units in four buildings at 3981, 3984, 3985 and 3988, recorded June 18, 2004. Bishopwood East III holds 48 units in four buildings at 3989, 3992, 3993 and 3996, recorded October 15, 2004. Each has its own association, budget and reserve schedule, so the building number tells you which documents you are buying into.
Every building is two stories with twelve units, six on the ground floor and six above, based on unit numbering and building records. The county roll records four repeating plans across all three condominiums: 1,261, 1,417, 1,587 and 1,599 square feet of living area. The club’s open house list names Bishopwood East plans by floor-plan name, such as Braxton and Cornell, and the club’s categories correspond to “garden homes” for this neighborhood.
Four absences decide Bishopwood East purchases. There is no elevator: a second-floor home means stairs. There is no Community Development District, so no CDD bond rides on the tax bill. There is no published dues schedule for any of the three layers above the unit. And no separate neighborhood pool is recorded in the documents we read; owners use the club’s resort pool beside the clubhouse, so confirm any building-level amenity in the association documents.
Every Bishopwood East unit was built from 2000 to 2005: East I from 2000 to 2003 and East II and III from 2004 to 2005. The last condominium was recorded in October 2004, and the county’s 13 qualified Bishopwood East sales in the last 24 months were all resales. No builder will compete with a Bishopwood East listing, so the building’s roof, openings and association file matter more than the plan name.
Two name traps catch buyers. Bishopwood West is a different neighborhood of 104 larger coach homes on Loblolly Bay Drive and Bishopwood Ct W, under a different commons association and different condominiums. And a listing addressed on Beck Boulevard is not a Forest Glen home at all: all 799 Forest Glen homes are addressed on seven interior streets, and every Bishopwood East unit is on Bishopwood Ct E.
Bishopwood East at Forest Glen buyers work with McGreevy and Comisar because a purchase here turns on records a listing never shows: which of three condominiums the unit sits in, whether its building maps Zone AH, what 101 MLS closings over ten years say about price, three estoppels, and dues that appear only on those estoppels.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Those are career numbers across Lee and Collier County. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 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. On this page we give you the whole Bishopwood East market, sale by sale, from two independent public systems, the Southwest Florida MLS and Collier County’s recorded deeds, with the window and the count beside every figure.
McGreevy and Comisar is a top-reviewed Bishopwood East at Forest Glen buyer’s agent team on Google. The quotes below are genuine five-star client reviews in each client’s own words; every review is on our McGreevy and Comisar Google Business Profile.
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
At Bishopwood East your agent should hand you, before you are committed: the plan and condominium comparables for the exact unit, the FEMA zone of the building rather than the street, the three estoppels, the condominium’s budget, reserve schedule and master insurance declarations, the association’s statement on its structural integrity reserve study, and a tax estimate built on your price rather than the seller’s bill.
This Bishopwood East at Forest Glen buyer page runs in the order a purchase happens: the market and the most recent sale, the price of each condominium and plan, the yearly cost and the club, the steps and documents, the buildings, flood, insurance, storms, taxes and rules, then how we find, negotiate and close, and the choice between Bishopwood East and Bishopwood West.
We track the Bishopwood East market from two independent systems: every Southwest Florida MLS closing in Forest Glen for ten years, assigned to Bishopwood East by its condominium tag and street, and Collier County’s recorded, qualified deeds. On a neighborhood of 192 condominiums in three associations and four plans, a buyer needs the condominium, the plan and the floor, not a blended Forest Glen average.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
We tracked all 375 Forest Glen closings on the Southwest Florida MLS from October 2016 to September 2026 and assigned 101 of them to Bishopwood East, each with its condominium, bedrooms and baths, MLS living area, final list price, sold price and days on market. We tracked the county side too: 13 qualified Bishopwood East resales recorded in the 24 months since September 2024, and the state’s recorded-sale file for 2025 and 2026 by condominium.
Every figure on this page belongs to the market, and each carries its source, window and count so you can check it.
The MLS counts closings that were listed or entered on the MLS; the county counts deeds its analysts flagged as arm’s-length market sales, and the two windows close on different dates (the county file’s newest recorded sale is June 29, 2026). The MLS also measures living area, while the county measures base area, so this page never mixes their price per square foot.
A twelve-month window at Bishopwood East holds seven closings, too few for a median to carry much weight. The first MLS window with ten or more Bishopwood East closings is 24 months, 15 closings, so that is the window this page leads with, and the 12, 36, 60 and 120-month windows sit beside it for trend.
The Bishopwood East at Forest Glen market favors a prepared buyer. The Southwest Florida MLS recorded 15 Bishopwood East closings in the 24 months to September 26, 2026, at a median of $400,000 and a median 93.61 percent of final list price, and only one sold at its list price. Median days on market was 57, against 46 for Forest Glen.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Window to Sep 26, 2026 | MLS closings | Median sold price | Range | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|---|
12 months | 7 | $386,000 (n=7) | $280,000 to $410,000 | $241.40 | 93.01% (n=7) | 105 |
24 months | 15 | $400,000 (n=15) | $280,000 to $499,000 | $275.17 | 93.61% (n=15) | 57 (n=14, mean of 53 and 61) |
36 months | 20 | $407,000 (n=20, even) | $280,000 to $499,000 | $282.76 | 94.39% (n=20) | 50 |
60 months | 34 | $412,750 (n=34, even) | $280,000 to $499,000 | $288.51 | 95.23% (n=34) | 20 |
120 months | 101 | $225,000 (n=101) | $165,000 to $499,000 | $148.91 | 95.65% (n=101) | 50 |
Southwest Florida MLS Matrix, Development FOREST GLEN, Bishopwood East closings assigned by condominium tag and street, retrieved September 29, 2026. Sold-to-list is sold price over final list price. One 24-month record, an April 2025 East II sale, carries no days-on-market figure, which is why that column has n=14.
At the 24-month median, a Bishopwood East buyer closed at about 93.6 percent of the final asking price, roughly $25,600 under list on a $400,000 asking price, our arithmetic on the median ratio rather than a forecast for any unit. Because the ratio uses the final list price, a listing that was cut before its buyer arrived still shows a stronger ratio than its first asking price would, so we pull every listing’s full price history before you write.
Across all of Forest Glen the same MLS pull recorded 60 closings in 24 months at a $411,250 median, 94.93 percent of list, 46 median days on market and $265.33 per living square foot. Bishopwood East’s 15 closings sat $11,250 under the community median, at a weaker ratio and a longer market time, but at a higher price per foot, because its plans are among the smallest in Forest Glen. Over twelve months, Forest Glen recorded 32 closings at a $394,000 median and 93.49 percent; Bishopwood East’s seven sat at $386,000 and 93.01 percent.
In calendar 2021 the MLS recorded 7 Bishopwood East closings at a median of $228,000 and 12 days on market. By 2022 the median was $413,000 (n=7) at 11 days, and four of the 34 closings of the last five years went at their full final list price, all in 2022 and 2023 or April 2025. Since then the ratio has slid: 94.14 percent in 2025 (n=11) and 89.60 percent in 2026 to date (n=4), with a 2026 median of $292,000 and 120.5 median days on market.
The 14 closings of the last 24 months with a recorded market time took 9 to 437 days. Five took more than 100 days, and the slowest, a 1,599 square foot East I garden home, sold in March 2026 at $304,000 after 437 days, 79.0 percent of its $385,000 final list. The fastest, a 1,417 square foot East I home, went under contract in 9 days in August 2026. Price drives the spread more than the season does.
At the September 26, 2026 Matrix pull, Bishopwood East carried 4 of Forest Glen’s 13 active listings, all on Bishopwood Ct E: a 1,599 square foot East I home asking $405,000, a 1,432 square foot East II home asking $359,900, and two 1,261 square foot East I homes asking $319,900 and $315,000. Forest Glen as a whole carried about 4.9 months of supply against its twelve-month closing pace. Listings change daily; call Marc at (239) 287-5873 for today’s list.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. At Bishopwood East, where 15 closings in two years ran a median 57 days at 93.61 percent of list, the buyer who has a pre-approval, the plan and condominium comparables and the building’s flood zone ready writes the strongest offer without overpaying. Start with our Bishopwood East at Forest Glen buyer guide, read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. Selling a Bishopwood East condo to buy another home? Get a free Bishopwood East at Forest Glen home valuation or call Jesse direct at (239) 898-6072.
This is a public-record sale, and it is the most recent Bishopwood East closing on the MLS. On August 31, 2026, a 1,417 square foot, two-bedroom-plus-den, two-bath garden home in Bishopwood East I on Bishopwood Ct E closed at $280,000 after 9 days on market, against a final list price of $300,000.
Closed | Street | Condominium | Beds and baths | MLS living sq ft | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
Aug 2026 | Bishopwood Ct E | East I | 2 plus den, 2 | 1,417 | $300,000 | $280,000 | 93.3% | 9 |
Jun 2026 | Bishopwood Ct E | East I | 2 plus den, 2 | 1,599 | $415,000 | $386,000 | 93.0% | 42 |
May 2026 | Bishopwood Ct E | East I | 2 plus den, 2 | 1,417 | $324,900 | $280,000 | 86.2% | 199 |
Mar 2026 | Bishopwood Ct E | East I | 2 plus den, 2 | 1,599 | $385,000 | $304,000 | 79.0% | 437 |
Nov 2025 | Bishopwood Ct E | East I | 2 plus den, 2 | 1,417 | $438,000 | $410,000 | 93.6% | 20 |
Oct 2025 | Bishopwood Ct E | East I | 2, 2 | 1,587 | $409,900 | $388,000 | 94.7% | 106 |
Oct 2025 | Bishopwood Ct E | East III | 2 plus den, 2 | 1,599 | $459,000 | $400,000 | 87.1% | 105 |
Jul 2025 | Bishopwood Ct E | East I | 2 plus den, 2 | 1,417 | $439,000 | $412,500 | 94.0% | 118 |
Jun 2025 | Bishopwood Ct E | East III | 2 plus den, 2 | 1,417 | $448,900 | $404,000 | 90.0% | 53 |
Apr 2025 | Bishopwood Ct E | East II | 2, 2 | 1,587 | $499,000 | $499,000 | 100.0% | not recorded |
Apr 2025 | Bishopwood Ct | East I | 2 plus den, 2 | 1,261 | $389,000 | $350,000 | 90.0% | 50 |
Mar 2025 | Bishopwood Ct E | East III | 2 plus den, 2 | 1,599 | $479,900 | $460,000 | 95.9% | 22 |
Mar 2025 | Bishopwood Ct E | East I | 2 plus den, 2 | 1,261 | $399,000 | $381,500 | 95.6% | 50 |
Mar 2025 | Loblolly Bay Dr | East II | 2 plus den, 2 | 1,534 | $424,900 | $400,000 | 94.1% | 65 |
Jan 2025 | Bishopwood Ct E | East I | 2 plus den, 2 | 1,599 | $464,900 | $440,000 | 94.6% | 61 |
Southwest Florida MLS Matrix, retrieved September 29, 2026, street only. The 24-month dollar volume was $5,795,000, our sum. Two records carry a street other than Bishopwood Ct E; the county roll places all 192 Bishopwood East units on Bishopwood Ct E, so confirm the address on any MLS record like them. MLS living areas of 1,432 and 1,534 square feet appear on some records where the roll carries its four standard plans; the two systems measure differently.
Collier County’s sales file, independent of the MLS, recorded 13 qualified Bishopwood East sales in the 24 months since September 2024, the first county window with ten or more, at a median of $404,000, from $304,000 to $460,000; all 13 were resales, and the newest recording in the file is June 29, 2026. A cross-check on the Florida Department of Revenue 2026 preliminary file, qualified sales dated 2025 or 2026, found 9 sales at a $410,000 median: East I 5 at $410,000, East II none, and East III 4 at $424,500 (the mean of $404,000 and $445,000).
Of the 15 closings in the last 24 months, 8 closed from January through May and 7 from June through December, a flatter calendar than most Forest Glen neighborhoods. Listings still reach the market most heavily when owners are in town for the winter, so a buyer who is financed and known to the listing side by December hears about a Bishopwood East home early.
A Bishopwood East condo cost $280,000 to $499,000 on the MLS over the last 24 months. East I, with ten of the fifteen closings, carried the widest range because it holds both of the recent second-floor sales; East III’s three closings ran $400,000 to $460,000. The county’s 2026 median assessed value for all 192 units is $310,485.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Measure | Bishopwood East I | Bishopwood East II | Bishopwood East III |
|---|---|---|---|
Units and buildings | 96 in 8 buildings | 48 in 4 buildings | 48 in 4 buildings |
Building addresses, Bishopwood Ct E | 3964 to 3980 | 3981, 3984, 3985, 3988 | 3989, 3992, 3993, 3996 |
Recorded | April 27, 2000 | June 18, 2004 | October 15, 2004 |
Built | 2000 to 2003 | 2004 to 2005 | 2004 to 2005 |
MLS closings, 24 months | 10 | 2 | 3 |
MLS range, 24 months | $280,000 to $440,000 | $400,000 and $499,000 | $400,000 to $460,000 |
MLS closings, ten years (tag) | 51 | 27 | 21 |
Ten-year MLS median (tag) | $214,000 | $225,000 | $230,000 |
FEMA Zone AH buildings | 2 of 8 | 4 of 4 | 4 of 4 |
Homestead share, 2026 roll | 30 of 96 | 17 of 48 | 10 of 48 |
Southwest Florida MLS Matrix, retrieved September 29, 2026; Collier County 2026 preliminary roll; FEMA National Flood Hazard Layer. The East I 24-month median was $383,750 (n=10, the mean of $381,500 and $386,000), our arithmetic on the closing rows; East II and III are too thin in 24 months for a median to mean much.
In the 24-month MLS record, the 1,417 square foot plan closed five times at a median of $404,000 ($280,000 to $412,500), and the 1,599 square foot plan five times at a median of $400,000 ($304,000 to $460,000). The 1,587 square foot plan closed twice, at $388,000 and $499,000, and the 1,261 square foot plan twice, at $350,000 and $381,500; one East II record carries 1,534 square feet at $400,000. Medians are ours, on the file’s rows. Because every plan has a ground-floor and a second-floor version, the floor matters as much as the square footage.
Every building stacks six second-floor homes over six ground-floor homes. A second-floor home trades stairs and a longer carry for groceries against privacy and a raised view; a ground-floor home trades the reverse, and in a Zone AH building it sits closest to the ground the flood map is about. The twelve-month record shows the market pricing that choice sharply, so we name the floor before we compare any two listings.
The MLS measures living area; the county measures base area, and the two never mix on this page. On the MLS, Bishopwood East’s 24-month median was $275.17 per living square foot, against $265.33 for Forest Glen. Over twelve months it fell to $241.40, and the 2026 closings to date carry a median of $197.60, because two of the four were second-floor homes.
On the 2026 preliminary roll, the median assessed value of a Bishopwood East unit is $310,485, from $273,505 to $352,795: $307,985 in East I and $310,485 in both East II and East III. Assessed value is the county’s tax base, not a price, and most recent sales closed above it. Only Britannia carries a lower median in Forest Glen.
Year | MLS closings | MLS median | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|
2016 (from Oct) | 4 | $207,000 | 97.03% | 107 |
2017 | 16 | $214,500 | 94.91% | 28.5 |
2018 | 11 | $217,500 | 97.12% | 45 |
2019 | 16 | $196,500 | 96.68% | 119.5 |
2020 | 13 | $187,000 | 95.24% | 85 |
2021 | 7 | $228,000 | 97.44% | 12 |
2022 | 7 | $413,000 | 97.18% | 11 |
2023 | 8 | $419,500 | 96.25% | 8 |
2024 | 4 | $445,000 | 98.51% | 13.5 |
2025 | 11 | $404,000 | 94.14% | 57 |
2026 to Sep 26 | 4 | $292,000 | 89.60% | 120.5 |
Southwest Florida MLS Matrix, retrieved September 29, 2026. The record tells one story: flat around $200,000 from 2016 to 2020, more than doubled by 2022, a 2024 high on thin volume, and an easing since. That easing is a buyer’s opening, but the fixed carrying cost of three associations did not ease with it.
Owning a Bishopwood East condo costs quarterly master association and club dues, a Bishopwood East neighborhood association fee, a fee to your own condominium association, occasional special assessments, property tax at 10.5058 mills for 2025, and insurance. No layer publishes its current dues; the budget and estoppel for a specific unit state them.
Data updated: September 2026 (Forest Glen Master Board notice on the 2016 outdoor dining facility; Florida Department of Revenue 2025 Collier millage codes; Florida DBPR estoppel fee schedule)
Layer | Who bills it | Regime | Published amount |
|---|---|---|---|
Master association and club dues | Forest Glen Golf and Country Club Master Association, quarterly | Chapter 720 | Not published on any first-party page |
Neighborhood association | Bishopwood East of Forest Glen Neighborhood Association | Chapter 720 | Not published |
Condominium association | Bishopwood East I, II or III of Forest Glen Condominium Association | Chapter 718 | Not published |
Master special assessment | Master association, on the dues statement | Chapter 720 | $1,290 per member in 2016, historical |
Property tax | Collier County Tax Collector, November bill | n/a | 10.5058 mills adopted for 2025 |
Community Development District | None | n/a | No CDD covers Forest Glen |
Figures presented online as Forest Glen dues, a fund fee or a capital contribution cite no budget, estoppel or association document, and they disagree with each other, so this page does not repeat any of them. The honest answer is that a Bishopwood East unit carries three layers of charges, and the three estoppels for that unit state them.
Forest Glen pays for large club projects by assessing every member through the master association on the quarterly statement. In 2016 the master board approved a $949,376 outdoor dining facility (plus $80,000 contingency) and assessed every member $1,290, billed $215 a quarter for six quarters, per the Forest Glen Master Board notice on the 2016 outdoor dining facility. That charge is historical; it shows the mechanism a Bishopwood East buyer should ask about.
A 2017 amendment to the master declaration, recorded July 5, 2017 at Official Records Book 5411, Page 1883, sets a special-assessment or capital-improvement spending limit of $400,000, indexed to the Consumer Price Index from 2019, above which member approval rules apply. The association can state the current indexed figure, and a buyer’s attorney should read the amendment’s voting text.
Bishopwood East of Forest Glen Neighborhood Association owns a 4.07 acre tract at 3997 Bishopwood Ct E, per the county parcel layer, and its budget carries whatever that tract and the neighborhood’s shared grounds cost. Ask for the neighborhood budget alongside the condominium’s, because they are separate bills from separate boards.
Line, one Bishopwood East unit | Figure |
|---|---|
Property tax at the adopted 2025 millage, on the $400,000 24-month median, no exemption | about $4,202, our arithmetic |
Property tax at the 2026 preliminary millage of 10.4020, same basis | about $4,161, our arithmetic |
Current median 2026 preliminary estimated tax, all 192 units | $2,897.01 |
Master, neighborhood and condominium dues | On the three estoppels and budgets |
HO-6 insurance | Quote-specific; see the insurance section |
Flood insurance, Zone AH building on a federally backed loan | Required; see the flood section |
Our arithmetic on the county’s millage, labeled as an illustration rather than a quote; the county’s assessed value usually lands below the price paid.
No Community Development District covers Forest Glen, per the Collier County Community Development Districts layer, so no CDD bond or operating assessment appears on a Bishopwood East tax bill. Roads, gates, drainage and preserves are paid for through the association budgets instead, which is one more reason to read them.
Whether a Bishopwood East purchase carries a capital contribution, fund fee or transfer fee, and how much, is not stated in any first-party document we found. If any such charge applies, it will appear on the master association’s estoppel certificate or on the Bishopwood East neighborhood or condominium certificate for that unit, which is why we order all three the day the contract is signed.
Data updated: September 2026 (Forest Glen Golf and Country Club public pages and master association filings; Florida Statutes 720.30851 and 718.116)
The estoppel is the association’s written statement of what is owed on one unit at closing: regular dues, any special assessment in force, any transfer or capital charge, and the account balance. It binds the association to those figures for the stated period, so it is the only reliable place to read a Bishopwood East closing charge.
Amounts for a Forest Glen fund fee and a new-member capital contribution have circulated online, attributed to unnamed sources. We could not tie either to a budget, estoppel or membership document, so we do not publish them. The same goes for claims of “no initiation fee” or a “deeded” membership: no recorded document we read says either.
The widely used Florida Realtors and Florida Bar contract assigns estoppel fees to the seller and association transfer charges to the buyer unless the parties agree otherwise, and every cost line is negotiable. With Bishopwood East listings running a median 57 days in two years and 105 in one, asking a seller to credit an estoppel-stated charge is part of our offer strategy when the record supports it.
Renters get club privileges through a golf or social membership transfer, and owner listings on the club’s Properties for Rent board state that the renter pays the club’s transfer fee. The club does not publish the amount. A buyer planning to lease should ask the club office for it and ask the condominium association about its own lease application fee.
Club membership comes with a Bishopwood East home: the club describes Forest Glen as “a gated, membership-inclusive community,” and the homeowners’ master association that runs the club holds title to the course and clubhouse. The exact membership classes are set in the recorded master declaration and club documents, which a buyer receives in the resale package.
Data updated: September 2026 (Forest Glen Golf and Country Club Real Estate page and official website; Collier County parcel layer; Florida State Golf Association course record)
The club’s Real Estate page calls Forest Glen membership-inclusive, and the 2016 all-member assessment confirms that every home, a Bishopwood East garden home included, carries a share of club costs. A Bishopwood East owner who never plays still shares the club’s budget and its capital projects, so decide whether you will use the club before you choose the neighborhood.
Forest Glen Golf and Country Club Master Association, Inc., a Florida not-for-profit filed in 1999, owns about 578 acres of the community outright: the course, clubhouse, preserves and roads, per the Collier County parcels owned by the master association. Residents took control of its board by early 2005. We do not call it an equity club, because no refundable equity certificate appears in any document we read.
The course opened in 1999 on a Gordon Lewis layout, was redesigned by Arthur Hills and Steve Forrest and reopened December 1, 2008 as an Arthur Hills Signature course, and was refined by Ron Forse Design for the club’s 25th anniversary in 2024, when the greens were converted to TifEagle. The club lists it at 6,820 yards, 18 holes, par 72 per GolfNow’s listing, and the Florida State Golf Association record rates the Black tees 73.8 with a 146 slope. Golfer reviews ranked it No. 2 in Florida in the GolfPass Golfers’ Choice 2023 list.
The club runs four dedicated, lighted pickleball courts, a USPTA-led tennis program on the four courts its site map draws beside the clubhouse, league bocce on clay courts, a clubhouse resort pool and a fitness center open 24 hours. Dining runs through the Main Dining Room in season and Eagles Nest, the outdoor venue between the 9th and 18th holes, per the club’s staff directory and hours and pickleball program. Whether a food and beverage minimum or cart fees apply is not published.
Although private, the course appears on public tee-time marketplaces and qualified for GolfPass’s public-access rankings; the club does not publish its public-play or guest policy. A Bishopwood East buyer who wants a strictly members-only course should ask the club office how off-season outside play is handled.
The steps to buy a Bishopwood East condo are: choose the condominium, plan and floor, check the building’s flood zone, budget the three association layers, write the offer around the document clocks, order all three estoppels, request the Chapter 718 package and the Chapter 720 disclosures, clear inspections and insurance, confirm the tax reset, then close and enroll with the club.
Data updated: September 2026 (Florida Statutes 718.116, 718.503, 720.30851 and 720.401, current text; FEMA National Flood Hazard Layer)
East I for the most choice and the only buildings outside Zone AH; East II or III for the 2004 to 2005 construction. Then the plan, from 1,261 to 1,599 square feet, and the floor. Those three choices narrow 192 units to the handful you would actually buy.
Look up the building address on FEMA’s map before touring. In East I, 3977 and 3980 map Zone AH and 3969 maps shaded Zone X; every East II and East III building maps Zone AH. Ask the seller for any FEMA letter dated after February 8, 2024.
Put a line on paper for each layer before touring: master dues, the neighborhood fee and the condominium fee. Ask the listing side for the current quarterly statements, because none is published, and ask whether any special assessment is being billed.
Make the inspection period long enough for three estoppels, the Chapter 718 resale package, the lender’s condominium review and insurance quotes. Price against the condominium’s, the plan’s and the floor’s record and the listing’s history, not the asking price alone.
Order the master certificate through the club office and the neighborhood and condominium certificates through the management company the same day. A missing estoppel is one of the most common reasons a closing date slips.
Request the condominium’s declaration, articles, bylaws and rules, its budget and financial statement, the reserve schedule, the master insurance declarations page, the frequently asked questions document, the structural integrity reserve study statement and recent minutes, plus the neighborhood association’s budget and the master association’s disclosures.
Order a general inspection on the unit, and ask the association for the roof’s permit date, the building’s wind mitigation form and its exterior history. Get an HO-6 quote with loss-assessment coverage, and a flood quote on an AH building, before the inspection period ends.
Budget from your price at current millage rather than the seller’s bill, and ask your lender to escrow off the projected figure.
The closing agent settles each association’s figures from the estoppels. After closing, register with the club office for member access and with each association for billing, gate credentials and building rules.
A Bishopwood East buyer should request three estoppel certificates, the Chapter 718 resale package for the unit’s condominium, the neighborhood and master associations’ disclosures and budgets, the condominium’s reserve schedule and master insurance declarations, its structural integrity reserve study statement, and the building’s flood documents. Three associations mean a larger document set than most Naples condominiums.
Data updated: September 2026 (Florida Statutes 718.116, 718.503, 720.30851 and 720.401, current text; Florida DBPR estoppel certificate fee schedule)
A Bishopwood East purchase needs three estoppels: one from the condominium association (East I, II or III), one from Bishopwood East of Forest Glen Neighborhood Association, and one from Forest Glen Golf and Country Club Master Association. Only the condominium certificate under Florida Statutes 718.116 shows the condominium’s dues and special assessments; the other two run under Florida Statutes 720.30851.
A standard certificate for a current account is capped at $299, an expedited certificate may add $119, and a delinquent account may add $179, per the Florida DBPR estoppel certificate fee schedule. Three certificates at the standard cap come to $897, our arithmetic; who pays each is a contract term.
The master association and the Bishopwood East neighborhood association are Chapter 720 homeowners associations, and Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale.” On a resale the seller supplies it, the contract must carry the statutory voidability warning in conspicuous type, and a buyer who does not receive it may void the contract within 3 days after receiving it or before closing, whichever comes first. But Section 720.401(2) says the section does not apply to associations regulated under Chapter 718, and your unit sits in a Chapter 718 condominium inside the two Chapter 720 layers. Your condominium’s resale disclosure runs under Florida Statutes 718.503, and because the unit also sits inside the master and neighborhood associations, the careful course is to ask for the Chapter 720 summary as well. Which duty governs your purchase is a question for your closing attorney or title agent. This is information, not legal advice.
Under Section 718.503, a resale buyer is entitled, at the seller’s expense, to a current copy of the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the association’s most recent structural integrity reserve study or a statement that none has been completed, the frequently asked questions document and the state’s governance form. A resale contract signed before the core documents arrive is voidable for 7 days, excluding weekends and legal holidays, after the buyer signs and receives them.
Each condominium’s declaration is recorded separately: East I at Official Records Book 2668, Page 1192, amended at Book 3470, Page 1711; East II at Book 3589, Page 2067; and East III at Book 3661, Page 2847. The master declaration is recorded at Book 2536, Page 1955, amended and restated at Book 4566, Page 2673. All are available through the Collier County Clerk’s Official Records search.
Missing figure | How a Bishopwood East buyer gets it |
|---|---|
Master, neighborhood and condominium dues | The three estoppels and each association’s budget |
Condominium reserve schedule and financial statement | The Chapter 718 resale package |
Master insurance limits, flood coverage and named-storm deductible | The condominium’s insurance declarations page |
Any pending special assessment | The estoppel certificates |
Parking or carport assignment for the unit | The declaration’s exhibits and the association, in writing |
Roof permit dates and exterior history | The association, then Collier County permit records |
Lease minimums and tenant approval | The condominium’s declaration and rules |
Club renter transfer fee | The club office |
A Bishopwood East buyer should check four things about the buildings: the two-story height that keeps them outside Florida’s milestone and SIRS laws, the reserves the condominium must still budget, the roof and opening history on buildings finished from 2000 to 2005, and the stairs, parking and building-level amenities for the specific unit.
Data updated: September 2026 (Collier County 2026 preliminary tax roll; Florida Statutes 553.899 and 718.112; Florida DBPR SIRS reporting database)
Every Bishopwood East building is two stories, twelve units, based on unit numbering and building records rather than a permit search. Florida’s milestone inspection law under Florida Statutes 553.899 and the structural integrity reserve study requirement reach condominium buildings of three habitable stories or more, so they do not reach Bishopwood East. Inside Forest Glen only Britannia’s four-story buildings are under both laws. Confirm the story count in the condominium documents for your unit.
Even below three stories, a Chapter 718 condominium must budget reserves for roof replacement, painting, paving and deferred maintenance or replacement items over $10,000 unless the owners vote to waive or reduce them, under Florida Statutes 718.112. Ask each condominium whether it has waived or reduced reserves in recent years, and compare the reserve balance with the roof and paint schedule. The Section 718.503 package must still include the association’s statement on its study.
East I’s buildings date from 2000 to 2003 and East II and III from 2004 to 2005, all after Florida’s post-Andrew code changes. The Florida Building Code design wind speed here is 163 mph (Risk Category II), inside the wind-borne debris region, so a replacement window or exterior door must be impact-rated or protected. We did not pull roof or window permits for this page; ask the association for the roof and exterior history and the permit numbers, because an insurer’s wind mitigation credits turn on them.
A second-floor Bishopwood East home means stairs to the door. Parking arrangements, any carport or garage assignment and which common elements serve a building are set in the declaration and its exhibits, so ask for them in writing. Whether roof and stair maintenance is billed evenly across a building’s twelve units is also set in the declaration; our guide flags it as a question worth asking before you compare a ground-floor and a second-floor price.
The neighborhood association’s 4.07 acre tract at 3997 Bishopwood Ct E sits at the end of the street. What it holds, and what it costs to keep, are in the neighborhood association’s budget and records; the county roll shows ownership, not use.
Bishopwood East at Forest Glen is on FEMA flood map panel 12021C0418J, effective February 8, 2024, and ten of its sixteen buildings map Zone AH, a Special Flood Hazard Area of shallow ponding. All eight East II and East III buildings map AH; in East I only 3977 and 3980 do, 3969 maps shaded Zone X and the rest unshaded Zone X.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Collier County structure-level address points)
Condominium | Buildings on Bishopwood Ct E | Zone AH | Shaded Zone X | Zone X |
|---|---|---|---|---|
East I | 3964 to 3980, 8 buildings | 3977, 3980 | 3969 | the other 5 |
East II | 3981, 3984, 3985, 3988 | all 4 | none | none |
East III | 3989, 3992, 3993, 3996 | all 4 | none | none |
Bishopwood East | 16 buildings | 10 | 1 | 5 |
Source: Collier County structure-level address points over FEMA’s National Flood Hazard Layer. This is a mapping exercise, not a flood determination; the lender’s determination or a surveyed elevation certificate decides a specific loan.
AH here reflects shallow ponding and overland flow between lakes, fairways and preserve, not storm surge; FEMA’s own 2012 letters for Bishopwood East buildings name the flood source as ponding and overland flow. The only base-flood-elevation line FEMA draws across Forest Glen on the current map is 10.5 feet NAVD88, per the FEMA base flood elevation query.
FEMA issued a Letter of Map Amendment for Bishopwood East II, case 12-04-6508A, effective September 11, 2012, and one for Bishopwood East III, case 12-04-6520A, effective September 13, 2012. FEMA’s current layer shows those letters as not incorporated into the 2024 map, and lenders read the current map unless a revalidation letter or a new LOMA exists. East I has no letter on file. An owner holding a 2012 letter may believe the building is out of the flood zone when the current map places it back in Zone AH.
Surveyed ground at the 2012 letter buildings in Forest Glen ran 12.0 to 13.8 feet, above today’s 10.5-foot line, so many AH buildings appear to be candidates for a new letter. For a condominium building that is an association project for a licensed surveyor, not something one owner can file alone; ask the East II or East III board whether it is pursuing one.
Request the lender’s flood zone determination, any elevation certificate, any FEMA letter covering the building dated after February 8, 2024, and the condominium’s insurance declarations page. Anyone can pull an official map for an address from the FEMA Map Service Center.
Insuring a Bishopwood East condo splits between the condominium’s master policy on the building and your own HO-6 policy on the interior and contents, plus flood coverage where the building maps Zone AH. The only public premium data is for federal flood insurance: across 5,463 NFIP policies in ZIP 34114, the median annual cost was $1,528.
Data updated: September 2026 (OpenFEMA NFIP policy records; FEMA Community Rating System list effective 1 Apr 2026; Citizens Property Insurance)
Under Florida Statutes 718.111 each Bishopwood East condominium must insure its buildings for full insurable value, and the association policy excludes floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets and countertops inside the unit. The owner’s HO-6 covers those items and contents. The master policy’s limits, flood coverage and named-storm deductible arrive with the resale documents.
Under Florida Statutes 627.714 an HO-6 policy must include at least $2,000 of loss-assessment coverage. Once you know the master policy’s hurricane deductible, raise your loss-assessment coverage toward your share of it, because an uninsured building loss is billed to the unit owners.
For a building mapped Zone AH, which is every East II and East III building and two in East I, flood insurance is required on a federally backed mortgage unless a current FEMA letter removes the structure. For a Zone X building, federal mandatory purchase does not apply, though a lender may still require coverage. Citizens Property Insurance exempts condominium unit-owner policies from its flood mandate, per Citizens flood requirements.
ZIP 34114 runs from inland golf communities like Forest Glen to coastal neighborhoods along the bays, so the $1,528 median from OpenFEMA’s NFIP policy records is a budgeting anchor, not a quote. Unincorporated Collier County’s Class 5 standing in FEMA’s Community Rating System takes 25 percent off eligible flood premiums, and under Risk Rating 2.0 a building’s own elevation and rebuilding cost set the price.
A wind mitigation inspection, a current roof permit and, for an AH building, a surveyed elevation certificate are the documents that move a Bishopwood East premium. Citizens cut its 2026 homeowners multiperil rates by an average of 8.8 percent, per its March 2026 rate announcement; an average is not a promise for any one unit, and we quote no premium on this page because we obtained no Bishopwood East quote.
Bishopwood East, inside Forest Glen, has come through Irma, Ian and Milton with no published record of storm flooding or storm damage in the community. Its storm exposure has been wind and rain, not surge, and its one recent emergency was the April 2026 Newman Road Fire, when Forest Glen was included in evacuation alerts that were then lifted.
Data updated: September 2026 (National Hurricane Center storm reports; National Weather Service Miami Ian summary; Collier County evacuation zone layer; WGCU and WUSF reports, April 2026)
The nearest official instruments recorded a 106-knot (about 122 mph) gust at the county emergency operations center 2.5 miles south during Irma in 2017 and 11.46 inches of rain 1.7 miles north, per the National Hurricane Center Irma report. The National Weather Service Ian summary placed Ian’s 2022 surge south and west of US 41, about 5 miles from Forest Glen, and Milton made landfall well to the north, per the National Hurricane Center Milton report. No county, news or association record found describes storm flooding inside Forest Glen.
Collier County places Forest Glen in hurricane evacuation Zone D. The state’s regional storm-surge planning layer, which models the worst case for each storm category, includes the area inside its Category 3 surge zone. Follow county evacuation orders by zone; do not read Zone D as “no surge risk under any storm.”
During the Newman Road Fire in the Picayune Strand area (April 13 to 15, 2026, 1,733 acres, 60 percent contained by April 15), Forest Glen was included in evacuation alerts; WGCU reported that evacuations were lifted for the Forest Glen community. No report found describes damage inside Forest Glen. Greater Naples Fire Rescue Station 72 sits at 3820 Beck Blvd on the community’s northern edge.
Ask the condominium for the roof permit date, its wind mitigation report, any post-storm claims or special assessments since 2017, and its insurance and reserve file. A Zone AH building’s owners should also ask whether the association carries master flood coverage and at what deductible.
Property taxes after you buy at Bishopwood East follow your purchase price, not the seller’s bill. The 2026 preliminary median estimated bill across all 192 units is $2,897.01 on a median assessed value of $310,485. At the $400,000 MLS median and the adopted 2025 millage of 10.5058, a buyer’s bill would be about $4,202 a year before any exemption.
Data updated: September 2026 (Florida Department of Revenue 2025 Collier millage codes; Collier County 2026 preliminary roll)
Every Forest Glen parcel is in Collier County millage code 39, levied at 10.5058 mills for 2025 across ten taxing authorities in the Florida Department of Revenue 2025 Collier millage codes. The county’s 2026 preliminary roll estimates taxes at 10.4020 mills, reflecting preliminary 2026 school and district rates; final rates are set at the September hearings and appear on the November bill. Forest Glen is unincorporated, so no city millage applies.
Only 57 of 192 Bishopwood East units, 29.7 percent, carry a homestead exemption: 30 in East I, 17 in East II and 10 in East III. Florida’s homestead exemption and Save Our Homes cap follow the owner, not the unit, under Florida Statutes 193.155, so a homesteaded seller’s bill can sit well below yours, and your taxes are recalculated on the new assessment after the sale.
Price basis | Taxable value, no exemption | 2025 adopted, 10.5058 mills | 2026 preliminary, 10.4020 mills |
|---|---|---|---|
24-month MLS low | $280,000 | about $2,942 | about $2,913 |
12-month MLS median | $386,000 | about $4,055 | about $4,015 |
24-month MLS median | $400,000 | about $4,202 | about $4,161 |
Most expensive current listing | $405,000 | about $4,255 | about $4,213 |
Our arithmetic, assuming taxable value equal to price, which overstates it: the county’s assessed value usually lands below the price paid. The current median estimated bill is $2,897.01.
If the Bishopwood East unit will be your permanent Florida residence on January 1, apply for the homestead exemption with the Collier County Property Appraiser by the deadline. A homestead caps future assessment increases under Save Our Homes, and a prior Florida homestead benefit may be portable.
Collier County tax bills arrive in the fall, and paying in November earns a 4 percent discount. Your closing prorates the current year against the seller’s bill, so the first full bill in your name arrives the November after you buy. A 2025 Loblolly Bay Drive condominium bill in Forest Glen showed no non-ad valorem charges and no CDD line.
The Bishopwood East rules that decide whether a condo works for you are the leasing minimums and tenant approval in your condominium’s declaration, the pet, vehicle and parking rules of the condominium and the master association, and the club’s membership transfer for renters. None is published on a public page, so the document set for your unit is the answer.
Data updated: September 2026 (Forest Glen Golf and Country Club rental boards and master association filings)
Renting is an active part of Forest Glen: the club runs a Properties for Rent board and a Rentals Wanted board, and the Rentals Wanted board shows repeat seasonal renters seeking one- to three-month February and March stays, often golf-inclusive. Minimum lease terms, leases per year and tenant approval are set building by building in each condominium’s documents. Forest Glen is unincorporated, so City of Naples rental ordinances do not apply; the declarations do.
A tenant obtains golf or social privileges through a membership transfer for the lease term, and owner listings on the club’s rental board state that the renter pays the club’s transfer fee. The club does not publish the amount, so a buyer who plans to lease should price it in with the club office before writing an offer.
Pet limits and vehicle, boat and RV rules sit in the declarations and rules of each association. Owner listings sometimes state their own no-pet terms; those are the owner’s rules, not proof of an association rule. An assistance animal is a housing accommodation under Florida law, not a pet. Ask for the current rules of your building in the resale package.
No age restriction appears in any public record we reviewed; confirm it in the recorded declaration. This page describes Bishopwood East by its homes, documents and amenities.
Lakes, fairways and about 352 acres of preserve bring alligators close; in July 2023 a man walking in the 3800 block of Forest Glen Boulevard was bitten by an alligator of nearly 7 feet, per the Naples Daily News. Keep distance from lake banks and keep pets leashed near water.
A Bishopwood East mortgage is priced on the national market: Freddie Mac’s Primary Mortgage Market Survey put the 30-year fixed rate at 7.03 percent for the week of September 24, 2026. At that rate, principal and interest on 80 percent of the $400,000 24-month median comes to about $2,135 a month, before taxes, insurance and three layers of association dues.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, week of 24 Sep 2026; Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
Price basis | Price | Loan at 80% | Monthly principal and interest at 7.03% |
|---|---|---|---|
24-month MLS low | $280,000 | $224,000 | about $1,495 |
Lowest current listing | $315,000 | $252,000 | about $1,682 |
12-month MLS median | $386,000 | $308,800 | about $2,061 |
24-month MLS median | $400,000 | $320,000 | about $2,135 |
Our arithmetic at the Freddie Mac PMMS 30-year average. Your rate depends on your credit, loan type and points, and the national average is an average, not an offer.
Lenders review a condominium project as well as the borrower. For a Bishopwood East unit, expect the lender to ask for the condominium’s budget, reserves and insurance, and on an AH building for flood coverage; a project questionnaire that comes back late can move a closing date, so we ask the management company for it early.
A cash purchase skips the documentary stamp tax on a note and the intangible tax on a mortgage, and can shorten the contract calendar, but it does not skip the estoppels, the association documents or the flood and wind questions.
We find you the right Bishopwood East condo by fixing the condominium, the building’s flood zone, the plan and the floor first, then watching a neighborhood that averaged about seven or eight MLS closings a year over the last two years closely enough to act in the first days, and touring with the stairs, roof and association questions in hand.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County 2026 preliminary roll)
With three condominiums, sixteen buildings, four plans and two floors, most of the decision is made before you see a unit. We narrow Bishopwood East to the building, the plan and the floor that fit, so you recognize the right one the day it lists.
Fifteen MLS closings in 24 months is about 3.9 percent of Bishopwood East’s units a year, our arithmetic. A saved search on Bishopwood Ct E, a pre-approval in hand and a decision already made on floor and flood zone let you act in the first days of a listing, which matters when a fairly priced East I home can go under contract in nine days.
With 29.7 percent of units homesteaded, most Bishopwood East owners are not here year-round, and seasonal owners often decide to sell while they are in town for the winter. The club also posts owner listings and open houses on its own website, held Saturday and Sunday afternoons, which we watch alongside the MLS.
Some Bishopwood East owners prefer a quiet sale, especially from out of state. When an owner in our network is considering a sale, we can introduce a qualified buyer before a public launch, always within the seller’s instructions.
On every Bishopwood East tour we check what a listing does not say: which floor the unit sits on and how the stairs work, the building’s FEMA zone and any 2012 letter, the lanai and its view, the age of the air conditioning and water heater, the window and door protection, and the building’s roof and paint cycle from the association’s records.
Set up a saved search with alerts for Bishopwood East at Forest Glen through our site and it will notify you when a matching unit lists, or search current homes for sale on DomainRealtyGroup.com. If you would rather we tune it by condominium, plan and floor, call Marc at (239) 287-5873, or start from how we represent buyers in Southwest Florida.
We negotiate a Bishopwood East purchase on the record: the same plan’s and floor’s 24-month sales, the listing’s own price history, the building’s flood zone and insurance picture, the three association files, and a contract calendar that fits three estoppels and the condominium package. Bishopwood East’s 93.61 percent median sold-to-list shows buyers here negotiate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
We price your offer against the same plan on the same floor, read per MLS living square foot, and the listing’s history, including any price changes. Over 24 months the 1,417 square foot plan ranged from $280,000 to $412,500 and the 1,599 square foot plan from $304,000 to $460,000. A unit priced above its plan’s and floor’s record, or on the market past the neighborhood’s median days, is where the room lives.
Two 1,261 square foot East I homes were asking $315,000 and $319,900 at the September 26 pull; the same plan closed at $350,000 and $381,500 in spring 2025. A 1,599 square foot East I home was asking $405,000, against 1,599 square foot closings of $304,000 to $460,000. Those gaps are why we read floor and condition before we read the asking price.
On buildings 21 to 26 years old, the air conditioning, water heater, windows and interior finishes show up in the inspection; the building’s AH status, the master policy’s deductible, the reserve balance and any pending assessment show up in the file. Each is a number that can move price or credits, raised in writing with the evidence attached.
A Bishopwood East contract has more outside clocks than most: three estoppels, the seven-day review window under Section 718.503, the lender’s condominium review, the flood question on an AH building, the HO-6 quote and the appraisal. We write the inspection period and closing date around them so none becomes the seller’s leverage.
Your deposit is protected by the contract’s contingencies and deadlines, and only if you act inside them. We diary every deadline and make sure the estoppels, the resale package and the insurance quotes arrive before your deposit goes hard.
The county’s median assessed value of $310,485 is a tax base, not a price. If an appraisal comes in below contract, we go back to the MLS and county sales for the same plan and floor, not the tax roll, to decide whether to renegotiate, bridge or walk.
A Bishopwood East buyer pays ordinary Florida closing costs plus association items: the prorated share of three associations’ current charges, anything the estoppels say is due at closing, the owner’s title policy that Collier County custom assigns to the buyer, and on a financed purchase the documentary stamp tax on the note and the intangible tax on the mortgage.
Data updated: September 2026 (Florida Statutes 201.08, 199.133 and 627.782; Florida DBPR estoppel fee schedule)
Florida sets the title insurance premium by state rule under Florida Statutes 627.782, at $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, so what varies between title companies is the settlement services around it. In Collier County the buyer customarily selects the closing agent and pays the owner’s policy, though the contract controls.
Documentary stamp tax on the note runs at $0.35 per $100 under Section 201.08, and the nonrecurring intangible tax on a new mortgage at 2 mills under Section 199.133; neither applies to a cash purchase. The documentary stamp tax on the deed, $0.70 per $100 under Section 201.02, is customarily paid by the seller in Florida.
Property taxes are paid in arrears, so the seller credits you for their share of the current year, calculated on their bill. The three associations’ charges are prorated by the closing agent from each estoppel, and any special assessment the estoppel shows as due appears as its own line.
Item, on a $400,000 purchase with an 80 percent loan | Estimate |
|---|---|
Owner’s title policy, promulgated rate | about $2,075 |
Documentary stamp tax on a $320,000 note | about $1,120 |
Intangible tax on the mortgage | about $640 |
Three estoppels, only if the contract assigns them to you | up to $897 at the standard cap |
Any capital contribution or transfer charge | As stated on the estoppels |
Subtotal before estoppels, lender fees, recording, inspections, prepaid items and prorations | about $3,835 |
Our arithmetic on the state rates; an illustration, not a quote.
Budget for a general inspection on the unit, a wind mitigation inspection and a four-point inspection where a carrier asks for one, and ask the association for the building’s roof and wind mitigation records rather than commissioning your own on a shared roof.
Since the National Association of REALTORS practice changes took effect on August 17, 2024, a Bishopwood East buyer touring with an MLS agent must first sign a written buyer agreement that states the agent’s compensation in an objectively ascertainable way, and offers of compensation no longer appear on the MLS. Compensation is negotiable and disclosed.
Data updated: September 2026 (National Association of REALTORS settlement pages)
The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable, per the National Association of REALTORS written buyer agreements guide. You need no agreement to talk to an agent or ask us to check a Bishopwood East building’s flood zone; the line is the tour.
A seller can still cover a buyer’s broker or offer concessions, but that now happens in the transaction rather than in an MLS field, and your agreement caps what your agent may receive, per the NAR settlement frequently asked questions and what the settlement means for buyers and sellers.
At Bishopwood East, representation earns its keep in the diligence: three associations with unpublished budgets, closing charges that appear only on estoppels, AH buildings with lapsed 2012 letters, a ground-floor and second-floor price gap, a Chapter 718 package with a seven-day window and a tax reset. Read more about our team and our credentials before you decide.
For the 2026 to 2027 school year, every Bishopwood Ct E address is zoned to Lely Elementary, Manatee Middle and Lely High, graded A, A and B for 2026 by the Florida Department of Education. Physicians Regional’s Collier Boulevard hospital is about 3 miles away, and Interstate 75 Exit 101 is about a mile from the Forest Glen gate.
Data updated: September 2026 (Collier County Public Schools address-level zoning for 2026 to 2027; Florida Department of Education 2026 school grades; free-flow routing from the gate)
Level | School | Drive from the main gate | State grade 2024 / 2025 / 2026 |
|---|---|---|---|
Elementary | Lely Elementary | 3.5 miles, 6 minutes | A / A / A |
Middle | Manatee Middle | 8.2 miles, 14 minutes | B / A / A |
High | Lely High | 6.6 miles, 13 minutes | B / A / B |
The Collier County Public Schools zone lookup returned the same three schools for every one of 255 address records on Bishopwood Ct E, with no pending rezoning. Forest Glen is zoned for Lely Elementary, not Manatee Elementary. Lely High earned 64 percent of possible points in both 2025 and 2026; under the 2026 high-school scale that is a B, per the Florida Department of Education 2026 grades file.
Physicians Regional’s Collier Boulevard hospital is about 3 miles and 5 to 7 minutes south; the operator describes it as a 130-bed acute care facility with a 24-hour ER, per Physicians Regional Collier Boulevard. NCH Baker Hospital downtown is about 8.8 miles and 17 minutes away.
Destination | Road miles | Free-flow minutes |
|---|---|---|
Interstate 75, Exit 101 | about 0.9 | about 2 |
Walmart Supercenter, 9885 Collier Blvd | 0.6 | about 1 |
Publix, Naples Lakes Village Center | 2.6 | about 5 |
Fifth Avenue South, downtown Naples | about 8 | 14 to 15 |
The beach at the Naples Pier | about 9.4 | about 18 |
Marco Island | about 15 | 27 to 28 |
Southwest Florida International Airport | about 31 | 37 to 39 |
Measured from the Forest Glen main gate without traffic; Bishopwood Ct E adds a minute or two inside the gates. The Naples Pier itself is closed for a rebuild that began January 6, 2026 and is expected to take about 18 months; the beach stays open, per the City of Naples. For the wider city, see our Naples real estate guide.
Near Bishopwood East, a petition to amend the Forest Glen PUD would allow indoor-only membership sports and recreation club space on the 9.6 acre commercial corner at Collier and Beck boulevards, FDOT is rebuilding the I-75 and Collier Boulevard interchange, and the county approved an eastward landfill expansion across I-75. None touches Bishopwood East’s buildings or association budgets.
Data updated: September 2026 (Collier County Board of County Commissioners agenda, 22 Sep 2026; FDOT project pages; Marco Eagle reports)
A petition to amend the PUD (PL20240010278) was scheduled for the Board of County Commissioners on September 22, 2026. It would allow up to 36,720 square feet of indoor-only membership sports and recreation club space within the existing 100,000 square foot cap on the commercial corner, and remove that tract’s Collier Boulevard access, per the Collier Clerk legal notice. The adopted ordinance had not been published when this page was researched.
FDOT estimates the I-75 and Collier Boulevard interchange rebuild will finish in late 2026, per its interchange fact sheet. The Collier County Landfill on White Lake Boulevard is about half a mile northeast of Forest Glen’s boundary, across I-75, and commissioners approved on May 12, 2026 a 183 acre expansion eastward, away from Forest Glen, per the Marco Eagle.
Bishopwood East at Forest Glen vs Bishopwood West at Forest Glen is the choice most Forest Glen condominium buyers weigh, because the two share a name, an era and a club. Bishopwood East offers the lower price, twelve-unit garden-home buildings and the most choice; Bishopwood West offers larger four-unit coach homes at about $150,000 to $182,000 more.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Question | Bishopwood East at Forest Glen | Bishopwood West at Forest Glen |
|---|---|---|
Homes | 192 (I 96, II 48, III 48) | 104 (I 28, II 40, III 36) |
Buildings | 16 two-story buildings of 12 | 26 two-story buildings of 4 |
Club category | Garden homes | Coach homes |
Streets | Bishopwood Ct E | Loblolly Bay Dr (West I) and Bishopwood Ct W |
Living area, county roll | 1,261 to 1,599 sq ft | 1,869 to 2,193 sq ft |
Built | 2000 to 2005 | 2000 to 2002 |
MLS, first window with 10+ closings | 24 months: 15, median $400,000 | 60 months: 15, median $595,000 |
MLS, 60 months | 34 closings, $412,750, 95.23%, 20 days | 15 closings, $595,000, 98.44%, 23 days |
MLS, 24 months | 15 closings, $400,000, 93.61%, 57 days | 5 closings, $550,000, 95.65%, 98 days |
Median $ per MLS living sq ft, 60 months | $288.51 | $272.61 |
County, first window with 10+ | 24 months, 13 sales, median $404,000 | 36 months, 12 sales, median $594,000 |
Median assessed value, 2026 preliminary | $310,485 | $424,400 |
Homestead share | 29.7% | 58.7% |
FEMA Zone AH buildings | 10 of 16 (all of East II and III) | 10 of 26 (all nine West III buildings) |
Association layers | Master, neighborhood, condominium | Master, commons, condominium |
Schools | Lely Elementary, Manatee Middle, Lely High | Same |
Sources: Southwest Florida MLS Matrix, retrieved September 29, 2026, from each neighborhood’s ten-year closing file; Collier County sales file and 2026 preliminary roll; FEMA NFHL building counts as carried on our Forest Glen buyer page.
On the MLS’s five-year record, Bishopwood West’s 15 closings had a median of $595,000 at $272.61 per living square foot, against Bishopwood East’s 34 at $412,750 and $288.51: the West buyer pays about $182,000 more for roughly 600 more square feet, and a lower price per foot. Bishopwood East sells more often, with 34 closings to West’s 15 over five years, so an East buyer has more to choose from and more comparables to price against.
Choose Bishopwood East if you want the lowest price into a two-story Forest Glen condominium, are comfortable in 1,261 to 1,599 square feet, want the widest choice of units, or want an East I building outside Zone AH. Choose Bishopwood West if you want a four-unit coach-home building, 1,869 to 2,193 square feet and a neighborhood where most owners are homesteaded, and can carry the higher price. Our Bishopwood West at Forest Glen neighborhood guide and our Bishopwood West at Forest Glen buyer guide set out its side in full.
Inside the same gate, Britannia’s 270 condominiums in nine four-story elevator buildings carry a lower 2026 median assessed value, $266,500, and the only elevators in Forest Glen, along with the milestone inspection and structural study layer that comes with them. A buyer choosing between stairs and an elevator should tour both.
Bishopwood East at Forest Glen is the right place to buy if you want the most affordable two-story way into a homeowner-owned, no-CDD golf club, the widest choice of units in Forest Glen and no exterior to maintain, and you accept three association layers with unpublished dues, stairs to a second-floor home, and a Zone AH building in two of the three condominiums.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
A personalized Bishopwood East at Forest Glen buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will match your budget and habits to a condominium, a building, a plan and a floor, check the building’s flood zone, list the three estoppels and the documents to request, build your tax reset, and tell you honestly whether Bishopwood East or Bishopwood West fits better.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Southwest Florida first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy started in Southwest Florida real estate in October 2004, and the team launched in October 2008. He runs the data, marketing and systems side of the partnership, which is why this page is built on 101 Bishopwood East MLS closings, the county’s recorded sales, the state’s condominium and corporate filings and FEMA’s building-level map. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side: in the units, at the inspections and at the closing table. For a Bishopwood East buyer that means the floor and the stairs, the lanai and the view, the building’s flood zone and roof file, and a calendar that lines up three estoppels and the condominium package with your closing. Reach him at (239) 287-5873.
A Bishopwood East specialist matters because the facts that decide a purchase here, three condominiums on one street, a building-by-building flood map, a floor-driven price gap, three estoppels and dues no association publishes, live in documents and records a general Naples search never surfaces. Missing one changes what you pay and what you insure.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
This page is the purchase path. For the neighborhood itself, its three condominiums, the governance, the flood map building by building and the seller’s side, read our complete Bishopwood East at Forest Glen neighborhood guide; for the club, the course and all seven neighborhoods, our Forest Glen Golf and Country Club guide; and for the community-wide purchase path, our Forest Glen buyer guide.
If you are selling to buy at Bishopwood East, including a move within Forest Glen, see how we sell homes at Bishopwood East at Forest Glen and request a Bishopwood East at Forest Glen home valuation, or call Jesse direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts behind this Bishopwood East at Forest Glen buyer page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and work the East Naples golf-community condominium market that Bishopwood East sits in. Reach Jesse direct at (239) 898-6072.
More about how we work and the team behind us is on our about McGreevy and Comisar page. Together they operate as McGreevy and Comisar under Domain Realty.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions buyers ask most about purchasing at Bishopwood East at Forest Glen, Naples, Florida 34114, answered from the state’s corporate and condominium filings, Collier County records, FEMA, the club’s public pages and the Southwest Florida MLS, retrieved September 29, 2026. To talk any of them through, call Marc at (239) 287-5873.
A 192-unit garden-home condominium neighborhood inside Forest Glen Golf and Country Club in East Naples, recorded as three condominiums, Bishopwood East I, II and III, under one neighborhood association.
On Bishopwood Ct E inside Forest Glen, which sits at the southeast corner of Collier Boulevard and Beck Boulevard in unincorporated East Naples, ZIP 34114.
192, in sixteen two-story buildings of twelve: 96 in East I, 48 in East II and 48 in East III, the most of any Forest Glen neighborhood.
Four plans on the county roll: 1,261, 1,417, 1,587 and 1,599 square feet of living area, repeated across all three condominiums.
The 24-month MLS closings were two bedrooms plus a den or two bedrooms, all with two baths. Check the listing and the declaration’s plan sheet for a specific unit.
The 15 MLS closings in the 24 months to September 26, 2026 ran $280,000 to $499,000, a median of $400,000. The county’s 24-month median was $404,000 on 13 sales.
A 1,417 square foot East I garden home that closed on August 31, 2026 at $280,000, 93.3 percent of its $300,000 final list, after 9 days on market.
The 24-month median sold-to-list was 93.61 percent (n=15), and only one of the 15 closed at its final list price.
A median of 57 days over 24 months (n=14), from 9 to 437 days, against 46 for all of Forest Glen.
Four at the September 26, 2026 pull, asking $315,000 to $405,000. Listings change daily.
In the last twelve months the two second-floor closings sold at $280,000 each against a $388,000 median for five ground-floor closings. Stairs and the buyer pool for an upper unit explain much of it; condition explains the rest.
All four East II buildings and all four East III buildings map Zone AH, plus 3977 and 3980 in East I. 3969 maps shaded Zone X and the other five East I buildings unshaded Zone X.
On a federally backed mortgage in a Zone AH building, yes, unless a current FEMA letter removes the structure. In a Zone X building it is not federally required, though a lender may ask for it.
No. FEMA’s current layer shows both 2012 letters as not incorporated into the February 8, 2024 map. Lenders read the current map.
No Bishopwood East association publishes its dues. The master, neighborhood and condominium estoppels for a specific unit state them.
Three: your condominium association, Bishopwood East of Forest Glen Neighborhood Association and the Forest Glen master association.
Three, one from each association, each capped at $299 for a standard certificate on a current account.
No first-party document we found states one. If a capital or transfer charge applies, it appears on the estoppel certificate.
Membership comes with the home; the club calls Forest Glen membership-inclusive, and every member shared the 2016 assessment.
No separate neighborhood pool is recorded in the documents we read; owners use the club’s resort pool. Confirm any building amenity in the association documents.
No. No Community Development District covers Forest Glen.
Both laws apply to buildings of three habitable stories or more; Bishopwood East’s buildings are two stories. The condominium must still give buyers its study or a statement that none was completed.
No. Every building is two stories, so a second-floor home means stairs. Britannia is the only elevator product in Forest Glen.
The 2026 preliminary median estimated bill is $2,897.01, but a buyer’s bill resets; at a $400,000 price and the 2025 millage it would be about $4,202 before exemptions.
Yes, subject to your condominium’s lease minimums and approval rules, and a tenant uses the club through a membership transfer for which the renter pays the club’s fee.
No age restriction appears in any public record we reviewed; confirm it in the recorded declaration.
Lely Elementary, Manatee Middle and Lely High for 2026 to 2027, graded A, A and B for 2026.
The beach at the Naples Pier is about 9.4 road miles and 18 minutes from the Forest Glen gate without traffic.
No county, news or association record found describes storm flooding inside Forest Glen; the Weather Service placed Ian’s surge about 5 miles away.
Collier County places Forest Glen in Zone D. Follow county orders by zone.
East I was built from 2000 to 2003 and East II and III from 2004 to 2005.
Bishopwood East for the lower price and the most choice; Bishopwood West for larger four-unit coach homes at a higher price. The decision table above sets them side by side.
Yes. Since August 17, 2024, an MLS participant must have a written buyer agreement with you before a tour.
Plan for three estoppels, the seven-day Chapter 718 review window and the lender’s condominium review inside your contract; most closings run on the calendar those set.
An agent who prices on the plan and floor record and puts the building’s flood zone and the three association files on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; see our Bishopwood East at Forest Glen buyer guide or call Marc at (239) 287-5873.
Buyers who already own a home often ask how to sequence a sale and a Bishopwood East purchase. These answers draw on the MLS record and Florida’s homestead rules; for a price on your current home, request a valuation or call Jesse direct at (239) 898-6072.
It depends on your cash and your market. With Bishopwood East listings running a median 57 days in two years, a buyer with a pre-approval that does not rely on a sale often wins the better terms.
You can ask. With a 93.61 percent median sold-to-list and long market times, some Bishopwood East sellers will consider it, usually with a kick-out clause.
Yes. Each purchase stands on its own estoppels; ask the master association how membership and any closing charge are handled for an owner already in Forest Glen.
Florida allows portability of a prior homestead benefit within the deadlines; apply with the Collier County Property Appraiser after you buy.
Start with a free Bishopwood East at Forest Glen home valuation, or call Jesse direct at (239) 898-6072 for any Forest Glen neighborhood.
Every figure on this Bishopwood East at Forest Glen buyer page traces to a primary source below, each retrieved or re-checked in September 2026. The Southwest Florida MLS Matrix, pulled 29 September 2026, and the Collier County recorded-sales index, newest sale 29 June 2026, are cited in plain text, as they sit behind a login or in a county data pull. No portal or outside brokerage is cited.
The Bishopwood East associations and the master association
The club and its course
Collier County records, taxes and development
State of Florida records and statutes
Flood, storm and insurance
Schools, healthcare and getting around
News reports
Buyer representation and financing
Our own pages
These are the primary documents behind this Bishopwood East at Forest Glen buyer page, each linked to the authority that publishes it; we host no copies. The documents that matter most to a Bishopwood East buyer and are not public, the three associations’ budgets, the condominium’s reserve schedule and master insurance, and any special assessment, come with the Chapter 718 resale package and the estoppel certificates.
Document | Date | What it settles for a Bishopwood East buyer | Authority link |
|---|---|---|---|
FEMA Letter of Map Amendment, Bishopwood East II | September 11, 2012 | The 2012 letter the 2024 map no longer incorporates | |
FEMA Letter of Map Amendment, Bishopwood East III | September 13, 2012 | The same for the East III buildings | |
Collier County 2026 Flood Protection Newsletter | 2026 | Class 5 CRS and the February 8, 2024 map | |
FEMA Community Rating System eligible communities | April 1, 2026 | The 25 percent flood premium discount | |
Florida DBPR estoppel certificate fee schedule | current | The $299 cap on each of the three estoppels | |
Florida DBPR condominium filings extract | current | The three Bishopwood East condominiums and their 192 units | |
Forest Glen Master Board notice, 2016 outdoor dining facility | 2016 | How club capital projects are assessed to every member | |
Forest Glen Golf and Country Club site map | current | Gates, neighborhoods, pool, courts and preserve | |
Master association 2026 annual report | February 20, 2026 | Active status of the association that issues the master estoppel | |
Florida Department of Revenue 2025 Collier millage codes | 2025 | Millage code 39 at 10.5058 mills | |
Clerk legal notice, PUD amendment PL20240010278 | 2026 | The pending indoor club use on the commercial corner | |
National Weather Service Miami, Hurricane Ian summary | 2022 | Ian’s surge south and west of US 41 | |
Florida Department of Education 2025 to 2026 school grades | 2026 | The A, A and B grades of the zoned schools | |
NAR written buyer agreements | current | What your buyer agreement must say before a tour |
The three Bishopwood East declarations of condominium, recorded at Official Records Book 2668, Page 1192 (East I), Book 3589, Page 2067 (East II) and Book 3661, Page 2847 (East III), are available through the Collier County Clerk’s Official Records search.
Market data from Southwest Florida MLS, pulled 29 September 2026, and the Collier County 2026 preliminary tax roll with its recorded-sales index, newest sale 29 June 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.