Updated September 2026
McGreevy and Comisar help buyers into Bishopwood West's 104 coach homes with every MLS sale of the last ten years, the three-estoppel checklist and the flood zone of the exact building. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Bishopwood West at Forest Glen means buying one of 104 coach-home condominiums in 26 two-story buildings of four, seven on Loblolly Bay Drive and nineteen on Bishopwood Court West, inside the gated Forest Glen Golf and Country Club in East Naples, Collier County, Florida 34114. It is the community’s larger coach home, 1,869 to 2,193 square feet, and one of its thinnest markets: the Southwest Florida MLS recorded 15 Bishopwood West closings in the 60 months to September 26, 2026, at a median of $595,000, and none was listed on September 26. Every owner answers to three associations and every sale runs on three estoppel certificates. This page is the purchase path, plan by plan and document by document. For the neighborhood itself, its phases, buildings and full record, read our Bishopwood West 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 a Bishopwood West coach home and are selling to move, start with how we sell Bishopwood West at Forest Glen homes and a free Bishopwood West at Forest Glen home valuation. For the club around it, all seven neighborhoods and the master association, read our Forest Glen community guide, and for the community-wide purchase path, our Forest Glen buyer 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 the next Bishopwood West coach home lists we will show you which plan, which street and which building fit your budget, and what the flood map says about that building.
Buying a home in Bishopwood West at Forest Glen takes five things most Naples condominium purchases do not: patience for a neighborhood that averaged three MLS closings a year, a building-by-building flood check, three estoppel certificates, association budgets that no Bishopwood West association publishes, and a clear read of which street and phase a listing belongs to.
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 and the state condominium register, the Collier County 2026 preliminary roll and its recorded sales, the Florida Department of Revenue tax-roll file, the Southwest Florida MLS pulled September 29, 2026, FEMA’s flood records and the club’s own public pages. Where the public record stops, this page says so and names the document that holds the answer.
Bishopwood West is three condominiums under one umbrella. Bishopwood West I holds 28 homes in seven buildings on Loblolly Bay Drive, house numbers 3902 to 3914. Bishopwood West II holds 40 homes in ten buildings and Bishopwood West III 36 homes in nine buildings, all on Bishopwood Court West, 3954 to 3990. Bishopwood West Commons Association, Inc. sits over all three, and the Forest Glen master association sits over everything.
Loblolly Bay Drive is shared. Bishopwood West I’s two-story coach homes sit at 3902 to 3914, while Britannia’s four-story elevator condominiums run along the same street toward the clubhouse; the club’s rental board lists fourth-floor units at 3940 and 3970 Loblolly Bay Drive, and only Britannia’s buildings reach four stories. A Loblolly Bay Drive listing is not automatically a coach home. Check the house number, then confirm the condominium named in the deed’s legal description.
Five absences decide purchases here. There is no elevator: every building is two stories, so an upstairs home means stairs. There is no community development district anywhere in Forest Glen. There is no published dues figure at any of the three association layers. There is no age restriction in any public record we reviewed. And there is no marina, boat slip or beach club; the beach at the Naples Pier is about 18 minutes away.
Every Bishopwood West home was built between 2000 and 2002, and the county’s recorded-sale index shows no builder-direct sale in the last 36 months. Lennar Homes, Inc. is the recorded developer of Bishopwood West III, whose declaration is dated July 18, 2002. No builder will compete with a Bishopwood West resale, so the roof, the windows and the association’s reserve record matter more than the plan’s name.
Two name traps catch buyers. Bishopwood East is a different neighborhood on Bishopwood Court East: garden-home condominiums of 1,261 to 1,599 square feet in twelve-unit buildings, under its own neighborhood association. And some listing and data sites file a “Forest Glen of Naples” under Golden Gate with an HOA figure and a flood score; Forest Glen of Naples is the recorded plat name of this East Naples community, and figures attached to that Golden Gate label do not describe it.
Bishopwood West at Forest Glen buyers work with McGreevy and Comisar because a purchase here turns on records a listing never shows: which of three plans and phases the home sits in, what its 15 MLS closings in five years say about price, the building’s FEMA zone, three estoppels and three associations’ budgets, none of them published.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Florida Division of Corporations and DBPR condominium extract, read September 2026)
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 West 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 West 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.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “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
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
At Bishopwood West your agent should hand you, before you are committed: the plan and street comparables for the exact home, the building’s FEMA zone on the February 8, 2024 map, three estoppel certificates, the condominium’s budget, reserve schedule and master insurance declarations page, the Commons and master budgets, the floor and stair question answered in writing, and a tax estimate built on your price rather than the seller’s bill.
This Bishopwood West at Forest Glen buyer page runs in the order a purchase happens: the market and the most recent sale, the price of each plan and street, the yearly cost and the closing charges, the club, the steps and documents, the buildings, flood, insurance, taxes and rules, then how we find, negotiate and close, and the choice between Bishopwood West and Bishopwood East.
We track the Bishopwood West at Forest Glen market from two independent systems: every Southwest Florida MLS closing in Forest Glen for ten years, assigned to Bishopwood West by street and condominium tag, and Collier County’s recorded, state-qualified deeds. On a neighborhood of 104 homes that trades three times a year, a buyer needs every sale, not a blended 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 in the ten years to September 26, 2026 and assigned 35 of them to Bishopwood West, each with its street, condominium tag, bedrooms, MLS living area, final list price, sold price and days on market. We tracked the county side too: 12 qualified Bishopwood West resales recorded in the 36 months since September 2023, and the state tax-roll file’s 2025 and 2026 sales.
The MLS tags most Bishopwood West sales Bishopwood West I, II or III, but not all. Some sales on Bishopwood Court West and Loblolly Bay Drive carry only a Forest Glen tag, so we assign them by street and house number; and one Jungle Plum Drive East house carries a Bishopwood West I tag, so we moved it to Jungle Plum East, where it belongs. Every figure on this page uses that corrected set.
Every figure on this page belongs to the market, and each carries its source, window and count so you can check it.
A twelve-month window at Bishopwood West holds one closing, 24 months holds five and 36 months holds seven, too few for a median to mean much. The first MLS window with ten or more Bishopwood West closings is 60 months, 15 closings, so that is the window this page leads with, and the shorter windows sit beside it to show direction.
The MLS counts closings that were listed or entered on the MLS; the county counts deeds its analysts graded as arm’s-length market sales, including some that never touched the MLS. Transfers into trusts, gifts and corrective deeds fall out of the county’s qualified count. The MLS measures living area and the county measures base area, so this page never mixes their price per square foot.
The Bishopwood West at Forest Glen market is scarce rather than slow. The Southwest Florida MLS recorded 15 closings in the 60 months to September 26, 2026 at a median of $595,000 and 98.44 percent of final list, but only five in the last 24 months, at $550,000 and 95.65 percent, and no home was listed on September 26.
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 | 1 | $450,000 (one sale) | $450,000 | $240.77 | 95.77% | 98 |
24 months | 5 | $550,000 (n=5) | $450,000 to $595,000 | $266.76 | 95.65% | 98 |
36 months | 7 | $585,000 (n=7) | $450,000 to $627,000 | $271.32 | 95.77% | 54 |
60 months, first window with 10+ | 15 | $595,000 (n=15) | $450,000 to $630,000 | $272.61 | 98.44% | 23 |
120 months | 35 | $361,000 (n=35) | $235,000 to $630,000 | $181.79 | 97.09% | 42 |
Southwest Florida MLS Matrix, Development FOREST GLEN, Bishopwood West closings assigned by street and condominium tag, retrieved September 29, 2026. Sold-to-list is sold price over final list price. Every count in the table is odd, so each median is an observed sale.
Over 60 months a Bishopwood West buyer paid a median 98.44 percent of the final asking price, but that figure carries 2021 and 2022, when three Loblolly Bay Drive closings went well above list. Over the last 24 months the median was 95.65 percent and none of the five closed at or above list, which on a $595,000 asking price is about $25,900 under, our arithmetic on the median ratio rather than a forecast for any home.
Across all of Forest Glen the same MLS pull recorded 151 closings in 60 months at a $412,500 median, $274.85 per living square foot, 21 median days on market and 97.09 percent of final list. Bishopwood West’s 15 closings sat $182,500 above that median on nearly the same price per foot, because its homes are the largest condominium plans in the community. In the last twelve months Forest Glen recorded 32 closings at 93.49 percent of list; Bishopwood West recorded one.
Bishopwood West’s 60-month closings took 3 to 369 days. Eight of the 15 sold in 25 days on market or fewer, and two waited more than 270: a Bishopwood Court West home of 2,193 square feet that closed in April 2025 after 275 days at 90.0 percent of list, and one of 1,848 MLS square feet that closed in December 2024 after 369 days. A well-priced home moves fast here; an ambitious asking price sits.
In December 2021 and April 2022 three Loblolly Bay Drive coach homes closed at 116.6, 113.5 and 109.6 percent of their final list prices, each in nine days or fewer. Since December 2024 none of five closings has reached its final list price, and the one closing of 2026 took 98 days. That swing, from bidding wars to a buyer’s pace, is the main reason to price your offer on the record rather than the asking price.
On September 26, 2026 the MLS showed thirteen active Forest Glen listings: six Britannia condominiums, four Bishopwood East garden homes, two Barrington coach homes and one Jungle Plum East house. No Bishopwood West coach home was listed. Listings change daily; call Marc at (239) 287-5873 for today’s list. Barrington’s two active coach homes are the closest substitute inside the gate, and the comparison section below sets out how its plans line up.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. At Bishopwood West, where 15 closings in five years ran a median $595,000 and nothing was listed on September 26, the buyer who already holds a pre-approval, the plan comparables and the three-estoppel checklist writes the strongest offer the week a home appears. Start with our Bishopwood West at Forest Glen buyer guide, read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. Selling a Bishopwood West coach home to buy another? Get a free Bishopwood West 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 West closing on the MLS. On March 16, 2026, a Bishopwood West I coach home on Loblolly Bay Drive, two bedrooms plus a den and two baths in 1,869 square feet of MLS living area, closed at $450,000 after 98 days on market, against a final list price of $469,900.
Closed | Street and phase | Beds and baths | MLS living sq ft | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
Mar 2026 | Loblolly Bay Dr, West I | 2 + den, 2 | 1,869 | $469,900 | $450,000 | 95.8% | 98 |
Jul 2025 | Bishopwood Ct W, West III | 3, 2 | 2,193 | $635,000 | $595,000 | 93.7% | 28 |
Jun 2025 | Loblolly Bay Dr, West I | 2 + den, 2 | 1,869 | $499,000 | $485,000 | 97.2% | 3 |
Apr 2025 | Bishopwood Ct W, West II | 3, 2 | 2,193 | $650,000 | $585,000 | 90.0% | 275 |
Dec 2024 | Bishopwood Ct W, West III | 3, 2 | 1,848 | $575,000 | $550,000 | 95.7% | 369 |
May 2024 | Bishopwood Ct W, West III | 3, 2 | 1,897 | $615,000 | $615,000 | 100.0% | 23 |
Jan 2024 | Bishopwood Ct W, West III | 3, 2 | 2,183 | $630,000 | $627,000 | 99.5% | 54 |
Mar 2023 | Loblolly Bay Dr, West I | 3, 2 | 2,193 | $640,000 | $630,000 | 98.4% | 13 |
Mar 2023 | Bishopwood Ct W, West III | 3, 2 | 1,897 | $625,000 | $605,000 | 96.8% | 3 |
Feb 2023 | Bishopwood Ct W, West II | 3, 2 | 2,183 | $600,000 | $600,000 | 100.0% | 60 |
Dec 2022 | Loblolly Bay Dr, West I | 3, 2 | 2,193 | $619,900 | $615,000 | 99.2% | 6 |
Nov 2022 | Loblolly Bay Dr, West I | 2 + den, 2 | 1,869 | $515,000 | $505,000 | 98.1% | 80 |
Apr 2022 | Loblolly Bay Dr, West I | 3, 2 | 2,193 | $525,000 | $596,000 | 113.5% | 5 |
Apr 2022 | Loblolly Bay Dr, West I | 2 + den, 2 | 1,869 | $465,000 | $509,500 | 109.6% | 9 |
Dec 2021 | Loblolly Bay Dr, West I | 3, 2 | 2,193 | $399,000 | $465,100 | 116.6% | 8 |
Southwest Florida MLS Matrix, retrieved September 29, 2026, street only. Three MLS records report 2,183 and 1,848 square feet of living area, which the county roll’s three plan sizes suggest are the 2,193 and 1,897 square foot three-bedroom plans; the two systems measure differently by design.
Collier County’s recorded-sales index, independent of the MLS, recorded 12 qualified Bishopwood West sales in the 36 months since September 2023, the first county window with ten or more, at a median of $594,000, from $450,000 to $750,000; all 12 were resales, and the newest recording in the file is March 13, 2026. The state’s tax-roll file holds five qualified 2025 and 2026 sales at a $575,000 median, $450,000 to $595,000. One recorded price, $750,000, sits above every Bishopwood West closing the MLS has recorded in ten years; we have not matched that deed to a listing, so read the county high with care.
Of the 15 closings in the 60-month window, 12 closed between November and April and three between May and July, our count on the MLS rows. The club’s Rentals Wanted board shows repeat seasonal renters asking for February and March stays, and owners often decide to sell while they are here in winter, so the buyer who is financed and known to the listing side before January hears about the next coach home first.
A Bishopwood West at Forest Glen coach home cost $450,000 to $630,000 on the MLS over the last 60 months. The 2,193 square foot three-bedroom plan closed eight times from $465,100 to $630,000, two of them entered at 2,183 square feet, the 1,869 square foot two-bedroom-and-den plan four times from $450,000 to $509,500, and the county’s 2026 median just value is $424,400.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Plan, county living area | Homes on the 2026 roll | MLS configuration | 60-month MLS closings | Sold range, 60 months |
|---|---|---|---|---|
1,869 sq ft | 34 | 2 bedrooms plus den, 2 baths | 4 | $450,000 to $509,500 |
1,897 sq ft | 18 | 3 bedrooms, 2 baths | 3 (one entered at 1,848) | $550,000 to $615,000 |
2,193 sq ft | 52 | 3 bedrooms, 2 baths | 8 (two entered at 2,183) | $465,100 to $630,000 |
Florida Department of Revenue 2026 preliminary tax-roll file for plan counts; Southwest Florida MLS Matrix, retrieved September 29, 2026, for closings. The club’s open-house list names its coach-home plans Hibiscus, Oleander and Willow; which name matches which Bishopwood West size is not on a public page, so confirm it from the listing.
Eight of the 15 closings in 60 months were Bishopwood West I homes on Loblolly Bay Drive and seven were Bishopwood West II and III homes on Bishopwood Court West. Loblolly Bay Drive produced both the bidding-war sales of 2021 and 2022 and the lowest recent price; Bishopwood Court West produced the two longest waits. The street tells you the phase, and the phase tells you the flood map: all nine Bishopwood West III buildings on Bishopwood Court West map Zone AH.
Every building holds four homes, two on the ground floor and two above, with no elevator. The MLS rows do not publish the floor of each sale, so neither does this page. Ask for the floor on every listing, and weigh the stairs, the lanai view and the roof above against the ground-floor home’s closer contact with a Zone AH building’s flood question.
The MLS divides by the living area an agent enters and the county values each condominium plan on its own base area, so the two never mix on this page. On the MLS, Bishopwood West’s 60-month median was $272.61 per living square foot, against $274.85 for all of Forest Glen; the March 2026 sale came in at $240.77. The larger plan buys more room at a similar rate per foot, so most of the price gap between plans is size.
On the 2026 preliminary roll the median just value of a Bishopwood West home is $424,400, from $228,335 to $461,670 across all 104. Just value is the county’s mass-appraisal figure, capped for homesteaded owners by Save Our Homes, not a price: every Bishopwood West MLS sale since 2022 closed above the county’s median.
Year | MLS closings | MLS median | Range | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|
2016 (from Oct) | 1 | $340,000 | $340,000 | 94.47% | 9 |
2017 | 3 | $361,000 | $315,000 to $362,500 | 92.97% | 19 |
2018 | 4 | $333,500 | $310,000 to $350,000 | 96.67% | 18 |
2019 | 4 | $322,500 | $279,000 to $350,000 | 95.70% | 82.5 |
2020 | 7 | $344,850 | $235,000 to $360,000 | 97.49% | 106 |
2021 | 2 | $425,050 | $385,000 to $465,100 | 106.42% | 25 |
2022 | 4 | $552,750 | $505,000 to $615,000 | 104.39% | 7.5 |
2023 | 3 | $605,000 | $600,000 to $630,000 | 98.44% | 13 |
2024 | 3 | $615,000 | $550,000 to $627,000 | 99.52% | 54 |
2025 | 3 | $585,000 | $485,000 to $595,000 | 93.70% | 28 |
2026 to Sep 26 | 1 | $450,000 | $450,000 | 95.77% | 98 |
Southwest Florida MLS Matrix, retrieved September 29, 2026. Even-count years carry the mean of the middle pair. Prices rose from a $344,850 median in 2020 to $615,000 in 2024, then eased; with three or fewer sales a year, a single closing moves a year’s median, so read the direction, not the decimal.
A Bishopwood West at Forest Glen coach home costs three association charges a year, the phase condominium fee, the Bishopwood West Commons fee and the Forest Glen master association and club dues, plus property tax at 10.5058 mills for 2025 and insurance. None of the three associations publishes its current dues; the budgets and estoppels for a specific home state them.
Data updated: September 2026 (Forest Glen Master Board 2016 assessment notice; Florida Department of Revenue 2025 Collier millage codes; Collier County Community Development Districts layer; Florida DBPR estoppel fee schedule, read September 2026)
Layer | Who bills it | What it typically covers | Published amount |
|---|---|---|---|
Phase condominium association | Bishopwood West I, II or III of Forest Glen condominium association | The building’s master insurance, reserves and exterior maintenance, per its declaration | Not published |
Bishopwood West Commons Association | The umbrella association over all three phases | Its 1.92-acre tract at 3917 Loblolly Bay Drive and shared neighborhood costs | Not published |
Master association and club dues | Forest Glen Golf and Country Club Master Association, quarterly | Course, clubhouse, roads, gates and preserves | Not published on any first-party page |
Master special assessment | Master association, on the dues statement | Club capital projects, as voted | $1,290 per member in 2016, historical |
Property tax | Collier County Tax Collector, November bill | County, school and district millage | 10.5058 mills adopted for 2025 |
Community Development District | None | None | No CDD covers Forest Glen |
Figures presented online as Forest Glen “bundled golf dues,” HOA fees, a “fund fee” or a “capital contribution” cite no budget, estoppel or association document, and they disagree with each other, so this page repeats none of them. The honest answer is that a Bishopwood West owner is billed by three associations, and the budgets and estoppels for the specific home state each amount.
Forest Glen pays for large club projects by assessing every member through the master association. In 2016 the master board approved a $949,376 outdoor dining facility, plus an $80,000 contingency, and assessed every member $1,290, billed $215 a quarter for six quarters, per the club’s notice. The charge is historical; it shows the mechanism to 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.
No Community Development District covers Forest Glen, so no CDD bond or operating assessment appears on a Bishopwood West tax bill. A 2025 Loblolly Bay Drive condominium bill showed no non-ad valorem charges at all. Roads, gates, drainage and preserves are paid through the association budgets instead, which is one more reason to read them.
Item | Bishopwood West figure | Source |
|---|---|---|
Property tax at the 60-month median price | about $6,251 at 10.5058 mills on $595,000, no exemption | Our arithmetic on the adopted 2025 millage |
Property tax at the latest sale price | about $4,728 on $450,000, no exemption | Our arithmetic |
Current owners’ median estimated tax | $4,042.83 | 2026 preliminary roll, 10.4020 mills |
Phase condominium fee | Not published | Phase budget and estoppel |
Commons fee | Not published | Commons budget and estoppel |
Master dues | Not published | Master budget and estoppel |
HO-6 insurance | Quote-specific | The insurance section below |
We build the full line for the specific home once the three budgets arrive. The club office at (239) 348-1332 handles the master association; state corporate records list Cambridge Management as the manager for the Bishopwood layers, so confirm the current manager with the seller.
Whether a Bishopwood West purchase carries a capital contribution, fund fee or resale 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 or the Commons’ estoppel certificate for that home, 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, read September 2026)
The estoppel is the association’s written statement of what is owed on one home 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 West 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 line is negotiable. If an estoppel reveals a charge you did not budget, we raise it in writing inside the inspection period, with the certificate attached.
Renters get club privileges through a golf or social membership transfer, 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. A buyer planning to lease should ask the club office for it and ask the phase association about its own lease application.
Club membership at Bishopwood West at Forest Glen comes with ownership: the club calls Forest Glen “a gated, membership-inclusive community,” and the homeowners’ master association that runs it holds title to the course and clubhouse. The exact membership classes are set in the recorded declaration and club documents, which arrive in the resale package.
Data updated: September 2026 (Forest Glen Golf and Country Club public pages; Collier County parcel layer; Florida State Golf Association course record, read September 2026)
Forest Glen Golf and Country Club Master Association, Inc., a Florida not-for-profit filed in 1999, owns about 578 acres in 17 parcels: the 18-hole course, the clubhouse, the maintenance site, the private roads and all eight preserve tracts. Residents have controlled its board since 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 Florida State Golf Association rates the Black tees 73.8 with a 146 slope, and golfer reviews ranked it No. 2 in Florida in GolfPass’s 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 pool with poolside service from Eagles Nest, and a paved nature trail of about 1.9 miles in three legs. Whether a food and beverage minimum or cart fees apply is not published, and whether Bishopwood West Commons runs a neighborhood pool is a question for its own documents.
A household that never plays shares the club’s budget and its capital projects, because every member was assessed for the 2016 dining facility. Decide whether you will use the club before you choose Bishopwood West, and read the master budget line by line.
The steps to buy a Bishopwood West at Forest Glen coach home are: choose the plan and phase, get financed before a listing appears, check the building’s flood zone, write the offer around three estoppels and the Chapter 718 package, request the three budgets, clear inspections and insurance, confirm the tax reset, then close and register 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, read September 2026)
The 1,869 square foot two-bedroom-and-den plan is the entry; the 1,897 and 2,193 square foot three-bedroom plans are the larger homes. Loblolly Bay Drive is Bishopwood West I; Bishopwood Court West is II and III. Upstairs or down narrows 104 homes to the handful you would actually buy.
With one MLS closing in the last twelve months and none listed on September 26, the next Bishopwood West listing may draw several buyers at once. Hold a written pre-approval, a saved search and the document checklist before it appears.
Ten of 26 buildings map Zone AH on FEMA’s February 8, 2024 map, including all nine in Bishopwood West III. Look up the specific building and ask the seller for any FEMA letter dated after that map.
Make the inspection period long enough for three estoppels, the Chapter 718 resale package, the Commons and master budgets and insurance quotes. Price against the plan’s record and the listing’s history, not the asking price alone.
Request the phase condominium certificate, the Bishopwood West Commons certificate and the master certificate the same day. A missing estoppel is one of the most common reasons a closing date slips.
Ask for the phase declaration, articles, bylaws and rules, its budget, financial statement and reserve schedule, the master insurance declarations page with its named-storm deductible, the frequently asked questions document, the structural integrity reserve study or the statement that none was completed, and recent minutes of all three boards.
Order a general inspection and ask the association for the building’s roof permit date, wind mitigation form and exterior history. Get an HO-6 quote with loss-assessment coverage before the inspection period ends.
Budget from your price 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 the Commons and phase association for billing, gate credentials and building rules.
A Bishopwood West at Forest Glen buyer should request three estoppel certificates, the phase’s Chapter 718 resale package, the budgets of all three associations, the master insurance declarations page, the reserve schedule, the structural study statement, recent minutes and the building’s FEMA zone, because a condominium here sits inside two Chapter 720 associations as well.
Data updated: September 2026 (Florida Statutes 718.116, 718.503, 720.30851 and 720.401, current text; Florida DBPR estoppel certificate fee schedule, read September 2026)
A Bishopwood West purchase needs three estoppels: one from the phase condominium association, one from Bishopwood West Commons Association, Inc. and one from Forest Glen Golf and Country Club Master Association, Inc. Only the condominium certificate under s. 718.116 shows the building’s dues and any condominium special assessment; the Commons and master certificates, under s. 720.30851, show their own.
Under ss. 718.116 and 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 fee schedule, and the association must deliver within 10 business days of the request. Three certificates at the standard cap is $897; who pays each is a contract term.
The master and Commons associations are Chapter 720 homeowners associations, and s. 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, 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 s. 720.401(2) says the section does not apply to associations regulated under Chapter 718, and a Bishopwood West home is a Chapter 718 condominium inside the two Chapter 720 layers. Its resale disclosure runs under s. 718.503, and the careful course is to receive the master summary as well. Which regime governs your purchase is a question for your closing agent or attorney. This is information, not legal advice.
Under s. 718.503, a resale buyer is entitled to the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document, the Division’s governance form, the milestone inspection summary if applicable, and the most recent structural integrity reserve study or a statement that none was completed. A contract signed before those documents arrive is voidable for 7 days, excluding weekends and legal holidays, after you sign and receive them.
Phase | Homes and buildings | State register | Recorded instrument we can cite |
|---|---|---|---|
Bishopwood West I | 28 homes, 7 buildings, Loblolly Bay Dr | DBPR project PR1U024977, registered September 26, 2000 | Condominium plot plan, Official Records Book 2775, Page 2723 |
Bishopwood West II | 40 homes, 10 buildings, Bishopwood Ct W | DBPR project PR1G025674, registered April 16, 2001 | Declaration, Official Records Book 2808, Page 706 |
Bishopwood West III | 36 homes, 9 buildings, Bishopwood Ct W | DBPR project PR1U026096 | Lennar Homes, Inc. declaration dated July 18, 2002; plot plan, Official Records Book 3075, Page 989 |
Bishopwood West Commons | Umbrella over all three | Florida not-for-profit N00000005955 | Owns Tract 5, 1.92 acres, 3917 Loblolly Bay Dr |
Master association | All 799 Forest Glen homes | Florida not-for-profit N99000002346 | Master declaration, Official Records Book 2536, Page 1955, amended and restated at Book 4566, Page 2673 |
Collier County Official Records, the Florida DBPR condominium extract and the Florida Division of Corporations, read September 2026. A title company or your attorney can pull the full text of each instrument.
Missing figure | How a Bishopwood West buyer gets it |
|---|---|
Phase, Commons and master dues | Each association’s budget and estoppel |
Master insurance limits and named-storm deductible | The phase association’s insurance declarations page |
Any pending special assessment | The three estoppel certificates |
Garage, carport or parking assignment for the home | The phase declaration’s exhibits and the association, in writing |
Roof permit dates and exterior history | The association, then Collier County permit records |
Lease minimums, pet and vehicle rules | The master declaration and the phase rules |
The renter’s club transfer fee | The club office |
A Bishopwood West at Forest Glen buyer should check four things about the buildings: the two-story height that keeps them outside Florida’s milestone and structural-study laws, the reserves the association funds anyway, the roof and window history on buildings finished between 2000 and 2002, and the parking and stair arrangement for the home.
Data updated: September 2026 (Collier County 2026 preliminary roll; Florida DBPR SIRS reporting database; Florida Statutes 553.899 and 718.112, read September 2026)
Bishopwood West’s 26 buildings each hold exactly four unit parcels on the county roll, two up and two down, and the neighborhood’s unit numbering fits a two-story building. Florida’s milestone inspection law and structural integrity reserve study requirement apply to condominium buildings of three habitable stories or more, so, based on unit numbering and building records, they do not reach Bishopwood West. We did not find the three Bishopwood West condominiums in the state’s SIRS reporting database, consistent with their height.
Even below three stories, a Chapter 718 condominium must budget reserves for roof replacement, painting, paving and deferred maintenance items over $10,000 unless the owners vote to waive or reduce them, under s. 718.112. Ask whether the phase association has waived or reduced reserves in recent years, and compare its reserve balance with the roof and paint schedule. Every building is now 24 to 26 years old, and all three phases reach the same milestones at about the same time.
Every Bishopwood West building was finished between 2000 and 2002, around the statewide Florida Building Code’s arrival on March 1, 2002. Original window and shutter specifications vary; we did not pull permits for this page. Ask the association for each building’s roof permit and exterior history, because an insurer’s wind mitigation credits turn on them, and check any replacement window or door against the 163 mph design wind speed.
A Bishopwood West coach home’s garage or parking assignment is set in the phase declaration and its exhibits, and this page does not carry a verified per-home garage count. Confirm it for the specific home in writing. An upstairs home means an exterior or interior stair with no elevator, which matters more than square footage to some buyers.
Bishopwood West Commons Association owns Tract 5, 1.92 acres at 3917 Loblolly Bay Drive, between the Loblolly Bay Drive buildings and Bishopwood Court West. The roll records a structure of about 174 square feet on it, whose use we could not confirm in any public record. Ask the Commons what it maintains there and what its budget reserves for it.
Bishopwood West at Forest Glen is on FEMA panel 12021C0418J, effective February 8, 2024, and its zone varies by building: 10 of 26 Bishopwood West buildings map Zone AH, a Special Flood Hazard Area of shallow ponding, including all nine Bishopwood West III buildings on Bishopwood Court West. The rest map shaded or unshaded Zone X.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Collier County structure-level address points, read September 2026)
Phase | Buildings | Mapped Zone AH on the 2024 map | The rest |
|---|---|---|---|
Bishopwood West III, Bishopwood Ct W | 9 | All 9 | None |
Bishopwood West I and II | 17 | 1 | Zone X or shaded Zone X |
All Bishopwood West | 26 | 10 | 16 in Zone X or shaded Zone X |
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 letters for Forest Glen 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.
FEMA issued Letters of Map Amendment in 2012 for Bishopwood West I, II and III buildings, among many in Forest Glen, under the 2012 map, including LOMA 12-04-6433A for Bishopwood West III. FEMA’s current layer shows those letters as not incorporated into the 2024 map, and no revalidation was found. Surveyed ground at the 2012 letter buildings ran 12.0 to 13.8 feet, above today’s 10.5-foot line, so an AH building may be a candidate for a new letter; for a condominium that is an association project for a licensed surveyor.
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, so do not read Zone D as “no surge risk under any storm.” The nearest official instruments recorded a 106-knot gust at the county EOC 2.5 miles south during Irma in 2017, and the National Weather Service placed Ian’s 2022 surge south and west of US 41, about 5 miles away. No county, news or association record found describes storm flooding inside Forest Glen.
During the Newman Road Fire in the Picayune Strand area, April 13 to 15, 2026, Forest Glen was included in evacuation alerts, and WGCU reported that evacuations were lifted for the Forest Glen community. No report found describes damage inside Forest Glen.
Insuring a Bishopwood West at Forest Glen coach home splits between the phase association’s master policy on the building and your own HO-6 policy on the interior and contents. The premium turns on the master policy’s named-storm deductible, the building’s roof and opening protection, and, in a Zone AH building, flood; none is public, so this page quotes no premium.
Data updated: September 2026 (OpenFEMA NFIP policy records; FEMA Community Rating System list effective 1 Apr 2026; Florida Statutes 718.111, 627.714 and 627.715, read September 2026)
Under s. 718.111 the phase association must insure the condominium property 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 and the contents. The master policy’s limits and deductible arrive with the resale documents.
Under s. 627.714 an HO-6 policy must include at least $2,000 of loss-assessment coverage with a deductible of no more than $250. Once you know the master policy’s named-storm deductible, raise your loss-assessment coverage toward your share of it, because an uninsured building loss is billed to owners.
For a building mapped Zone AH, flood insurance is required on a federally backed mortgage unless a current FEMA letter removes the structure. Across all 5,463 NFIP policies in ZIP 34114 that took effect June 2025 to May 2026, the median annual cost was $1,528, and unincorporated Collier County’s Class 5 Community Rating System standing takes 25 percent off eligible NFIP policies. Citizens Property Insurance exempts condominium unit-owner policies from its flood requirement; ask whether the phase association carries master flood coverage on the building.
The Florida Building Code design wind speed here is 163 mph (Risk Category II), inside the wind-borne debris region. The state’s wind mitigation form documents roof covering, deck attachment, roof-to-wall connections and opening protection, and insurers must offer credits for them. On a building finished between 2000 and 2002, ask the association for its most recent form and roof permit.
We obtained no Bishopwood West insurance quotes, and an HO-6 premium depends on the home’s floor, coverage limits, deductible and carrier. Get a quote on the specific home inside your inspection period.
Property taxes after you buy at Bishopwood West at Forest Glen follow your purchase price, not the seller’s bill. The 2026 preliminary median Bishopwood West tax estimate is $4,042.83, and 58.7 percent of Bishopwood West homes carry a homestead exemption, the highest share of any Forest Glen condominium family, so many current bills sit well below what a buyer will pay.
Data updated: September 2026 (Florida Department of Revenue 2025 Collier millage codes; Collier County 2026 preliminary roll; Collier Tax Collector 2025 bills, read September 2026)
Every Forest Glen parcel sits in Collier County millage code 39: 10.5058 mills adopted for 2025, about $1,051 per $100,000 of taxable value, and 10.4020 on the 2026 preliminary roll, which reflects preliminary school and district rates set at the September hearings. There is no city millage, because Forest Glen is in unincorporated Collier County, and no CDD line.
Florida’s homestead exemption and Save Our Homes cap follow the owner, not the home. A long-held, homesteaded Bishopwood West home can carry an assessment far below today’s price, and none of that benefit transfers to you: your taxes are recalculated on the new assessment after the sale.
Purchase price | Taxable value assumed | Tax at 10.5058 mills (2025 adopted) | Tax at 10.4020 mills (2026 preliminary) |
|---|---|---|---|
$450,000, the latest sale | $450,000, no exemption | about $4,728 | about $4,681 |
$595,000, the 60-month median | $595,000, no exemption | about $6,251 | about $6,189 |
$630,000, the 60-month high | $630,000, no exemption | about $6,619 | about $6,553 |
Our arithmetic, an illustration of the mechanism rather than a quote; the county’s assessed value usually lands below the price paid, which lowers the figure.
If the Bishopwood West home will be your permanent Florida residence on January 1, file for homestead with the county property appraiser’s office by the state deadline. The exemption and the Save Our Homes cap start from the first year you qualify, and portability can move some of an existing Florida homestead’s benefit.
Collier County mails tax bills on October 31, with a 4 percent discount for paying in November. 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.
The Bishopwood West at Forest Glen rules that decide whether a home works for you are the leasing minimums, tenant approval, pet limits and vehicle and boat rules in the master declaration and the phase declaration, and none is published on a public page. The only reliable answer for a specific home is its document set.
Data updated: September 2026 (Forest Glen Golf and Country Club rental boards; master declaration recording data; Florida Division of Corporations filings, read September 2026)
Renting is an active part of Forest Glen: the club runs Properties for Rent and Rentals Wanted boards, and the Rentals Wanted board shows repeat seasonal renters seeking one- to three-month February and March stays. Minimum lease terms, leases per year and tenant approval for a Bishopwood West home are set in the phase declaration and the master declaration. Forest Glen is outside the City of Naples, so city rental ordinances do not apply; the declarations do.
Pet limits and vehicle, boat and RV rules sit in the declarations and rules of the master association and the phase 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 Statutes 760.27, not a pet.
Exterior changes are governed by the master declaration’s architectural review and, inside a condominium, by the phase association’s own rules, so plan a renovation around both.
No age restriction appears in any public record we reviewed for Forest Glen or Bishopwood West; confirm it in the recorded declaration. This page describes Bishopwood West by its homes, documents and amenities, not by who lives there.
Lakes, fairways and about 352 acres of preserve bring alligators close. Keep distance from lake banks and keep pets leashed near water.
A Bishopwood West at Forest Glen 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 $595,000 60-month median comes to about $3,176 a month.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, week of 24 Sep 2026; Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
Price used | Loan at 80% | Monthly principal and interest at 7.03% |
|---|---|---|
$450,000, the latest sale | $360,000 | about $2,402 |
$595,000, the 60-month median | $476,000 | about $3,176 |
$630,000, the 60-month high | $504,000 | about $3,363 |
Our arithmetic at the survey’s 30-year average, before taxes, insurance and three association fees. Your rate depends on your credit, loan type and points; the national average is not an offer.
Lenders review a condominium project as well as the borrower. For a Bishopwood West home, expect the lender to ask for the phase association’s budget, reserves and insurance, and a project questionnaire that comes back late can move a closing date, so we ask 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.
Around Bishopwood West at Forest Glen, FDOT estimates the I-75 and Collier Boulevard interchange rebuild will finish in late 2026, a second Collier County Costco is planned about 2.9 miles south, the county landfill across I-75 is expanding eastward, and a petition to amend Forest Glen’s own zoning on its commercial corner went to the county commission on September 22, 2026.
Data updated: September 2026 (FDOT project pages; Collier County agenda records; Marco Eagle reports, read September 2026)
FDOT’s I-75 and Collier Boulevard interchange project, a $97 million undertaking that began in early 2023, has an estimated completion of late 2026. The county’s Collier Boulevard Phase III widening is north of I-75 and does not change the road in front of Forest Glen.
A second Collier County Costco is planned at Collier Boulevard and Rattlesnake Hammock Road, about 2.9 miles south; a March 2026 report said it could open by fall 2026, but an opening had not been confirmed. 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 an expansion eastward, away from Forest Glen. A petition to amend the PUD would allow indoor-only membership sports club space on the 9.6-acre commercial corner at Collier and Beck boulevards; the adopted ordinance had not been published when this page was researched.
We find you the right Bishopwood West at Forest Glen coach home by fixing the plan, phase and floor first, watching all 104 homes and the club’s own listing boards for the next sale, reaching owners quietly when a pre-market conversation is possible, and touring with the flood, stair, roof and parking questions in hand.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County 2026 preliminary roll)
With three plans stacked on two levels across two streets, most of the decision is made before you see a home. We narrow Bishopwood West to the plan, the level and the phase that fit, so you recognize the right one the day it lists.
Bishopwood West averaged three MLS closings a year over the last five years, about 2.9 percent of its homes. A saved search on Loblolly Bay Drive 3902 to 3914 and Bishopwood Court West, a pre-approval in hand and a watch on the club’s own owner listings let you act in the first days.
With 58.7 percent of Bishopwood West homes homesteaded, many owners sell on their own schedule rather than a seasonal one. 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 West tour we check the floor and the stair, the building’s FEMA zone and whether it holds a 2012 letter, the garage or parking assignment, the lanai and its view to fairway, lake or preserve, 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 West at Forest Glen through our site and it will notify you when a matching coach home lists. If you would rather we tune it by plan and floor, call Marc at (239) 287-5873, or start from how we represent buyers in Southwest Florida.
We negotiate a Bishopwood West at Forest Glen purchase on the record: the same plan’s recent sales, the listing’s own price history, the building’s flood zone and age, three associations’ documents, and a contract calendar that fits three estoppels and the Chapter 718 window. The last five closings ran a median 95.65 percent of list.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
We price your offer against the same plan in Bishopwood West, read per MLS living square foot, and the listing’s full history. The 1,869 square foot plan closed from $450,000 to $509,500 in 60 months; the 2,193 square foot plan from $465,100 to $630,000. A listing priced above its plan’s record, or on the market past 90 days, is where the room lives: the two longest waits in five years closed at 90.0 and 95.7 percent of list.
On buildings 24 to 26 years old, the air conditioning, water heater, windows and interior finishes show up in the inspection, and a Zone AH building’s flood premium, 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.
When nothing is listed, the next home draws attention, and a seller knows it. A well-priced Bishopwood West home has sold in three days on market twice since 2023. We tell you when the record supports a firm offer quickly and when it supports patience.
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 three estoppels, the resale package and the insurance quote arrive before your deposit goes hard.
The county’s 2026 median just value of $424,400 is an assessment, not a price, and every Bishopwood West MLS sale since 2022 closed above it. If an appraisal comes in below contract, we go back to the MLS and county sales on the same plan, not the tax roll, to decide whether to renegotiate, bridge or walk.
A Bishopwood West at Forest Glen buyer pays ordinary Florida closing costs plus association items: prorated charges from three associations, anything the three estoppels show as 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 627.782, 201.08, 201.02 and 199.133; Florida DBPR estoppel fee schedule, read September 2026)
Florida sets the owner’s title insurance premium by state rule 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 s. 201.08, and the nonrecurring intangible tax on a new mortgage at 2 mills under s. 199.133; neither applies to a cash purchase. The documentary stamp tax on the deed, $0.70 per $100 under s. 201.02, is customarily paid by the seller in Florida.
Item, on a $595,000 purchase with an 80 percent loan | Estimate |
|---|---|
Owner’s title policy, promulgated rate | about $3,050 |
Documentary stamp tax on a $476,000 note | about $1,666 |
Intangible tax on the mortgage | about $952 |
Three estoppel certificates, 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 lender fees, recording, inspections, prepaid items and prorations | about $5,668, or $6,565 with the estoppels |
Our arithmetic on the state rates; an illustration, not a quote.
Property taxes are paid in arrears, so the seller credits you for their share of the current year, calculated on their bill. Association charges are prorated by the closing agent from each estoppel, and any special assessment the estoppel shows as due appears as its own line.
Budget for a general inspection, a wind mitigation inspection and a four-point inspection where a carrier asks for one. On a shared roof, ask the association for the building’s wind mitigation and roof records before commissioning your own.
Since the National Association of REALTORS practice changes took effect on August 17, 2024, a Bishopwood West at Forest Glen 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.
Data updated: September 2026 (National Association of REALTORS settlement pages, retrieved 23 Sep 2026)
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. You need no agreement to talk to an agent, interview several or ask us to check a Bishopwood West 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.
At Bishopwood West, representation earns its keep in the diligence: a shared street with Britannia, three associations with unpublished budgets, three estoppels, a Chapter 718 package with a seven-day window, Zone AH buildings with lapsed 2012 letters and a tax reset. Read more about our team and our credentials before you decide.
For the 2026 to 2027 school year, Collier County Public Schools zones every Forest Glen address, Bishopwood West included, to Lely Elementary, Manatee Middle and Lely High, graded A, A and B for 2026. Physicians Regional’s Collier Boulevard hospital is about 3 miles away, and Interstate 75 Exit 101 is about a mile from the 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, run Sep 2026)
Level | School | Address | Drive from the main gate | 2026 state grade |
|---|---|---|---|---|
Elementary | Lely Elementary | 8125 Lely Cultural Pkwy | 3.5 miles, 6 minutes | A |
Middle | Manatee Middle | 1920 Manatee Rd | 8.2 miles, 14 minutes | A |
High | Lely High | 1 Lely High School Blvd | 6.6 miles, 13 minutes | B |
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, after an A in 2025. Zones can change; confirm any address with the district’s lookup.
Physicians Regional’s Collier Boulevard hospital at 8300 Collier Blvd 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. NCH Baker Hospital downtown is about 17 minutes away. Greater Naples Fire Rescue Station 72 sits at 3820 Beck Blvd, on Forest Glen’s northern edge.
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 |
Times are free-flow from the main gate, so drive your commute in February. 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. For the wider city, see our Naples real estate guide.
Bishopwood West at Forest Glen vs Bishopwood East at Forest Glen is the choice most two-story condominium buyers in Forest Glen face, because the two share a name, a gate and a club. Bishopwood West offers larger coach homes in four-unit buildings at higher prices and rarely lists; Bishopwood East offers smaller garden homes in twelve-unit buildings, a lower entry and more choice.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Question | Bishopwood West at Forest Glen | Bishopwood East at Forest Glen |
|---|---|---|
Homes and buildings | 104 in 26 two-story buildings of 4 | 192 in 16 two-story buildings of 12 |
Streets | Loblolly Bay Dr 3902 to 3914 (West I); Bishopwood Ct W (West II, III) | Bishopwood Ct E |
Living area, county roll | 1,869 to 2,193 sq ft | 1,261 to 1,599 sq ft |
Built | 2000 to 2002 | 2000 to 2005 |
Umbrella association | Bishopwood West Commons, Tract 5, 1.92 acres | Bishopwood East of Forest Glen Neighborhood Association, Tract 6, 4.07 acres |
MLS, first window with 10+ closings | 60 months: 15, median $595,000, 98.44% (n=15), 23 days | 24 months: 15, median $400,000, 93.61% (n=15), 57 days |
MLS, 60 months | 15 closings, $595,000, $272.61 per living sq ft | 34 closings, $412,750, $288.51 per living sq ft |
MLS, 12 months | 1 closing, $450,000, 98 days | 7 closings, $386,000, 93.01%, 105 days |
County, first window with 10+ | 36 months: 12 sales, median $594,000 | 24 months: 13 sales, median $404,000 |
Active on Sep 26, 2026 | 0 | 4 |
Median 2026 just value | $424,400 | $310,485 |
Homestead share | 58.7% | 29.7% |
Buildings mapped Zone AH, 2024 map | 10 of 26, all of West III | 10 of 16, all of East II and III |
SIRS and milestone laws | Outside, two stories | Outside, two stories |
Estoppels per purchase | Three | Three |
Schools | Lely Elementary, Manatee Middle, Lely High | Same |
Sources: the S2070 Southwest Florida MLS files for both neighborhoods, retrieved September 29, 2026; the Collier County recorded-sales index; the 2026 preliminary roll; FEMA NFHL; Florida Division of Corporations.
A Bishopwood West coach home is about 270 to 930 square feet larger than a Bishopwood East garden home and shares its building with three neighbors rather than eleven. Bishopwood East’s buyers pay less and choose from more: 34 MLS closings in five years against 15, and four listings on September 26 against none. Bishopwood West’s buyers pay more per home but a little less per foot, $272.61 against $288.51 over 60 months.
Choose Bishopwood West if you want the larger coach-home plan, a four-unit building, the highest homestead share of any Forest Glen condominium family, and you are willing to wait for a listing. Choose Bishopwood East if you want the lower entry into the same gate and club, more homes to choose from, and a smaller plan suits you. Our Bishopwood East at Forest Glen neighborhood guide and our Bishopwood East at Forest Glen buyer guide set out its side in full.
Barrington, Forest Glen’s other coach-home neighborhood, has 92 homes of 1,897 to 2,193 square feet in 23 two-story buildings of four on Forest Glen Boulevard, built 2003 to 2004. Its MLS recorded 6 closings in the twelve months to September 26, 2026 at a $540,000 median and 33 median days, and 13 of its 23 buildings map Zone AH. A buyer set on a coach-home plan should tour both.
Bishopwood West at Forest Glen is the right place to buy if you want Forest Glen’s largest condominium plans in a quiet four-unit building, a homeowner-owned club with no CDD, and a neighborhood where most homes carry a homestead exemption, and you accept a thin market, three unpublished budgets, three estoppels and a building-by-building flood check.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
A personalized Bishopwood West 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 plan, a phase and a floor, check the building’s flood zone, list the three estoppels and the documents to request, estimate your tax reset, and tell you honestly whether Bishopwood West or Bishopwood East 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 35 Bishopwood West MLS closings over ten years, the county’s recorded sales, the state’s condominium register and FEMA’s building-level flood map. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side: in the homes, at the inspections and at the closing table. For a Bishopwood West buyer that means the stair and floor questions, the lanai and the view, the building’s roof and reserve file, and a calendar that lines up three estoppels with your closing. Reach him at (239) 287-5873.
A Bishopwood West at Forest Glen specialist matters because the facts that decide a purchase here, three phases on two streets, the Loblolly Bay Drive address trap, three associations and three estoppels, a flood map that changes by building, and a market that lists a coach home a few times a year, live in records a general Naples search never surfaces.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; FEMA National Flood Hazard Layer and Florida DBPR condominium extract, read September 2026)
If you’re searching for “the best buyer’s agent in Naples, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home or upgrading, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation and a clear plan to help you buy confidently.
This page is the purchase path. For the neighborhood itself, its three phases from 2000 to 2002, the Lennar declaration, the Commons tract and the county record, read our complete Bishopwood West at Forest Glen neighborhood guide, and for the club, the course and all seven neighborhoods, our Forest Glen community guide.
If you are selling to buy at Bishopwood West, including a move from another Forest Glen neighborhood, see how we sell homes at Bishopwood West at Forest Glen and request a Bishopwood West 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 West 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 West 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 West at Forest Glen, Naples, Florida 34114, answered from the Florida Division of Corporations and the state condominium register, Collier County records, FEMA and the Southwest Florida MLS, pulled September 29, 2026. To talk any of them through, call Marc at (239) 287-5873.
A neighborhood of 104 coach-home condominiums in three phases, Bishopwood West I, II and III, built 2000 to 2002 inside Forest Glen Golf and Country Club in East Naples, under Bishopwood West Commons Association, Inc.
Inside Forest Glen’s gates at Collier Boulevard and Beck Boulevard, ZIP 34114. Bishopwood West I is on Loblolly Bay Drive, 3902 to 3914; Bishopwood West II and III are on Bishopwood Court West.
104 homes in 26 two-story buildings of four: 28 in seven buildings in West I, 40 in ten in West II and 36 in nine in West III.
The county roll records three sizes: 1,869 square feet (34 homes), 1,897 (18) and 2,193 (52).
On the MLS, the 1,869 square foot plan sells as two bedrooms plus a den with two baths, and the 1,897 and 2,193 square foot plans as three bedrooms and two baths. Confirm on the listing.
The 15 MLS closings in the 60 months to September 26, 2026 ran $450,000 to $630,000, a median of $595,000. The county’s 36-month median was $594,000 on 12 recorded sales.
A 1,869 square foot Loblolly Bay Drive home in Bishopwood West I that closed on March 16, 2026 at $450,000, 95.77 percent of its $469,900 final list, after 98 days.
None on September 26, 2026. Forest Glen had 13 active listings that day, none in Bishopwood West.
The 24-month median sold-to-list was 95.65 percent (n=5), and none of those five closed at or above its final list price. Over 60 months the median was 98.44 percent, lifted by 2021 and 2022.
A median 23 days over 60 months, from 3 to 369 days; the median over the last 24 months was 98 days.
The MLS median rose from $344,850 in 2020 to $615,000 in 2024, then eased: three 2025 closings at a $585,000 median and one 2026 closing at $450,000. With three or fewer sales a year, read the direction, not the decimal.
No. Bishopwood East is 192 garden-home condominiums of 1,261 to 1,599 square feet in twelve-unit buildings on Bishopwood Court East, under a different neighborhood association.
No. Bishopwood West I is 3902 to 3914 Loblolly Bay Drive; Britannia’s four-story condominiums share the street. Confirm the condominium named in the deed.
They are not published by any of the three associations. The phase, Commons and master budgets and estoppels for a specific home state the amounts.
Three: the phase condominium association, Bishopwood West Commons Association and the Forest Glen master association.
Three. Florida caps each at $299 for a current account, plus $119 for expedited delivery and up to $179 if the account is delinquent.
No first-party document we found states one. If any charge applies, it will appear on an estoppel certificate for that home.
Membership comes with the home; the club calls Forest Glen a gated, membership-inclusive community, and the homeowners’ master association owns the course and clubhouse.
We do not call it one, because no refundable equity certificate appears in any document we read. It is a homeowner-owned club.
No. No Community Development District covers Forest Glen, so no CDD assessment appears on any tax bill.
The master association assessed every member $1,290 in 2016 for an outdoor dining facility. Any current phase or Commons assessment appears on its estoppel.
No. Every building is two stories, so an upstairs home means stairs.
The garage or parking assignment is set in the phase declaration’s exhibits; confirm it in writing for the specific home.
Both laws apply to buildings of three habitable stories or more; Bishopwood West’s buildings are two stories, based on unit numbering and building records. The association must still give buyers its structural study statement.
A mix: 10 of 26 buildings map Zone AH on FEMA’s February 8, 2024 map, including all nine Bishopwood West III buildings; the rest map shaded or unshaded Zone X.
A federally backed mortgage on a Zone AH building requires it unless a current FEMA letter removes the structure. Citizens exempts HO-6 policies from its flood requirement; ask about the association’s master flood coverage.
Not automatically. FEMA’s current layer shows the 2012 letters, including the Bishopwood West III letter, as not incorporated into the 2024 map.
No public dataset reports Bishopwood West alone. Across all 5,463 NFIP policies in ZIP 34114 effective June 2025 to May 2026, the median annual cost was $1,528.
The 2026 preliminary median estimate is $4,042.83, but a buyer’s bill resets: at $595,000 and the adopted 2025 millage it would be about $6,251 before any exemption.
No age restriction appears in any public record we reviewed; confirm in the recorded declaration.
Leasing terms are set in the phase and master declarations and are not published. Renters get club privileges through a membership transfer and pay the club’s transfer fee.
Pet rules are set in the master and phase declarations and rules, which are not published; ask for them in the resale package.
No county, news or association record found describes storm flooding inside Forest Glen, and the National Weather Service placed Ian’s surge south and west of US 41, about 5 miles away.
Collier County places Forest Glen in Zone D, and the state’s worst-case surge layer includes it in the Category 3 surge zone, so follow county orders by zone.
Lely Elementary, Manatee Middle and Lely High for 2026 to 2027, graded A, A and B for 2026.
About 18 minutes to the beach at the Naples Pier and 37 to 39 minutes to Southwest Florida International Airport, free-flow from the gate.
Bishopwood West for the larger coach-home plan in a four-unit building; Bishopwood East for a lower entry and more listings. The decision table above sets them side by side.
At Freddie Mac’s 7.03 percent 30-year average for the week of September 24, 2026, principal and interest on 80 percent of $595,000 is about $3,176 a month.
Yes. Since August 17, 2024, an MLS participant must have a written buyer agreement with you before a tour.
An agent who prices on the plan record and puts all three associations’ documents on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; see our Bishopwood West 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 West 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 the timing of a listing. With nothing listed and the last closing taking 98 days, a buyer whose pre-approval does not rely on a sale can move the week the right home appears.
You can ask. With a 95.65 percent median sold-to-list over 24 months, some sellers will consider it, usually with a kick-out clause, but a well-priced coach home has gone under contract in three days.
Yes. A move changes your association layers, your estoppel set and possibly your flood zone, so compare both document sets side by side.
Florida portability can move some or all of an existing Florida homestead’s Save Our Homes benefit to a new homestead, subject to statutory limits and deadlines, administered by the county property appraiser’s office.
Start with a free Bishopwood West at Forest Glen home valuation, or read how we sell Bishopwood West at Forest Glen homes and call Jesse direct at (239) 898-6072.
Every figure on this Bishopwood West 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 Property Appraiser recorded-sales index, newest Bishopwood West sale 13 March 2026, are cited in plain text, as they sit behind a login or a county data pull. No portal or outside brokerage is cited.
Our own pages
The club and its course
Collier County records, GIS and taxes
State of Florida records and statutes
Flood, storm and hazard records
Buyer representation and financing
Schools, healthcare, roads and development
These are the primary documents behind this Bishopwood West 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 West buyer and are not public, the three associations’ budgets, the phase reserve schedule, the master insurance declarations page and any special assessment, come with the Chapter 718 resale package and the estoppel certificates.
Document | Date | What it settles for a Bishopwood West buyer | Authority link |
|---|---|---|---|
Florida DBPR condominium filings extract | current | The three Bishopwood West condominiums, their unit counts and registration dates | |
Florida DBPR estoppel certificate fee schedule | current | The $299 cap and the $119 and $179 add-ons on each of three certificates | |
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, the Bishopwood West streets, the clubhouse, courts and trail | |
Master association Articles of Incorporation | 1999 | The master association’s purpose, assessment and reserve powers | |
Master association 2026 annual report | 2026-02-20 | Active status of the association that issues the master estoppel | |
BCC agenda packet with the current Forest Glen PUD text | 2026-09-22 | The 799-unit cap and the pending commercial-corner amendment | |
Collier County 2026 Flood Protection Newsletter | 2026 | Class 5 CRS and the February 8, 2024 map | |
FEMA Community Rating System eligible communities | 2026-04-01 | Collier County 120067, Class 5, 25 percent discount | |
Florida Department of Revenue 2025 Collier millage codes | 2025 | Millage code 39 at 10.5058 mills | |
National Hurricane Center report, Hurricane Irma | 2018 | The EOC gust and nearby rainfall | |
Florida Department of Education 2025 to 2026 school grades | 2026 | Grades for Lely Elementary, Manatee Middle and Lely High | |
NAR written buyer agreements | current | What your buyer agreement must say before a tour |
The Bishopwood West condominium instruments, the Bishopwood West I plot plan at Official Records Book 2775, Page 2723, the Bishopwood West II declaration at Book 2808, Page 706 and the Bishopwood West III plot plan at Book 3075, Page 989, are available through the Collier County Clerk’s Official Records search, and FEMA’s 2012 letter for Bishopwood West III is listed in Sources.
Market data from Southwest Florida MLS, pulled 29 September 2026, and the Collier County Property Appraiser sales file, newest Bishopwood West recording 13 March 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty.