Dove Hollow at The Forest, South Fort Myers
Forty-eight condominiums, three floor plans and fees no one publishes. We match your budget to a plan, keep Dove Hollow apart from Dove's Nest, order both estoppels on day one and read the flood and insurance file with you. Call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Dove Hollow means choosing one of 48 condominium units in six two-story buildings on Timberlakes Drive, inside the gated golf community of The Forest in south Fort Myers, then reading a separate association’s budget that nobody publishes. Three units sold in the last 12 months, at $225,000 to $265,000, so preparation decides the purchase.
The full record of the neighborhood, its six buildings, its three floor plans, its association, its flood map and every sale of the last four years, is on our Dove Hollow guide, which this buyer page sits beside. The wider community, its two golf courses, its gates and its 19 neighborhoods, is covered in our complete guide to The Forest, and the community-wide purchase path is on buying a home in The Forest. This page is about the Dove Hollow purchase itself: which plan to buy, what to check, in what order, and what it costs to own. Owners on the other side of the table should read how we sell Dove Hollow homes or start with a free Dove Hollow home valuation. Call Marc Comisar at (239) 287-5873 to talk through a specific unit.
If you are searching for the best buyer’s agent for Dove Hollow in Fort Myers, Florida, McGreevy and Comisar represents homebuyers across Fort Myers, Estero, Bonita Springs, Naples, Lee County and Collier County. Whether you are relocating, buying a seasonal home or trading a house for a lock-and-leave condominium, including in The Forest, its neighboring golf communities and the US 41 corridor of south Fort Myers, our team provides honest market guidance, pre-market awareness, partner-level negotiation and a clear plan to help you buy confidently.
Dove Hollow is one design built six times. Every building holds eight units in the same three plans, per the Lee County parcel roll: two one-story units of 1,420 heated square feet, four two-story units of 1,418 square feet, and two two-story units of 1,964 square feet with three bathrooms. Buildings 1 and 2 were finished in 1981 and Buildings 3 to 6 in 1982, and they run east to west from 16424 to 16454 Timberlakes Drive.
Dove Hollow holds 48 of the 487 attached homes inside The Forest’s gates, about 10 percent, by our arithmetic on the master association’s count. The Forest is non-bundled: buying a home does not make you a member of The Forest Country Club, and you pay club dues only if you choose to join. The gates, the private streets, the nightly patrol and Dove Hollow’s own 6.45 acres of common elements come with the unit.
Dove Hollow has no garage on any unit record, no building newer than 1982, no published fee at either association layer, no three-story building and no unit outside FEMA flood Zone AE. It is also not Dove’s Nest, the look-alike condominium farther up Timberlakes Drive, which has its own declaration, its own association and its own budget. A buyer who wants a newer building or more space should also look at Fairway Woods at The Forest or The Heron at The Forest, and we cover all of them.
Dove Hollow buyers work with McGreevy and Comisar because a Dove Hollow purchase turns on records a general agent rarely reads: which of three floor plans a unit is, two estoppel certificates, an unpublished budget and reserve schedule, a FEMA panel and the county’s own transfer record, and a neighbor with nearly the same name. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing teams, our guide to the best real estate agents in Fort Myers sets them side by side on the public record.
Your agent should tell you which plan a listing is, which of the ten recorded sales your offer is really competing with, whether the address is Dove Hollow or Dove’s Nest, and what the association’s budget, reserves and insurance say before your review period ends. Your agent should order the condominium estoppel and the master estoppel the day you sign, and read the resale package with you. That is the job, and it is the job we do.
Marc Comisar runs the buy side in the field: gate access, tours, inspections, contractor quotes and the walk-through. Jesse McGreevy runs the data, the documents and the association paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more on our about McGreevy and Comisar page.
We track the Dove Hollow market for a buyer from two independent records: every closed and active Dove Hollow listing in the Southwest Florida MLS over the last four years, and Lee County’s parcel roll, which places each sale in its building and plan and records deeded transfers the MLS never saw. Each figure on this page names its window and its count.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
In the last 12 months we tracked 3 Dove Hollow closings in the Southwest Florida MLS, $720,000 in closed volume, covering closings dated September 24, 2025 to September 23, 2026, among 45 closings we tracked across The Forest in the same window. We tracked all 10 Dove Hollow closings of the last 48 months as well, $2,834,900 in total, and matched each one by address to its building and plan on the county roll.
Domain Realty, our brokerage, closed 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 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. A buyer needs the whole neighborhood’s record to judge a price, and the whole record is what follows. These are market figures we tracked.
A 48-unit condominium does not produce enough sales in a year for a median to mean much. Our rule for a thin market is to widen the window from 12 months to 24, 36 and 48 until it holds 10 closings, and to list every sale in any window that does not. Dove Hollow had 3 closings in 12 months, 4 in 24, 8 in 36 and 10 in 48, so the first median on this page is the 48-month one.
The same-plan sales, the live competition in Dove Hollow and in Dove’s Nest, the building’s ground elevation and flood panel, the county’s transfer record and the list of documents to request, assembled before you tour, so that when the right unit comes up you can write a clean offer inside days rather than weeks.
The Dove Hollow market leans toward buyers: the Southwest Florida MLS counts 3 closings in the 12 months to September 23, 2026, at $225,000, $230,000 and $265,000, each below its list price, and two listings were active that day, about 8 months of supply in a 48-unit neighborhood where prices have fallen since 2024.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Building | Plan (county) | Beds and baths (MLS) | Living sq ft (MLS) | List price | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
May 2026 | 6, 16454 Timberlakes Drive | One-story, 1,420 sq ft | 3 bed, 2 bath | 1,420 | $242,000 | $230,000 | $161.97 | 95.04% | 105 |
April 2026 | 5, 16448 Timberlakes Drive | Two-story, 1,418 sq ft | 2 bed plus den, 2 bath | 1,418 | $229,000 | $225,000 | $158.67 | 98.25% | 34 |
February 2026 | 2, 16430 Timberlakes Drive | One-story, 1,420 sq ft | 3 bed, 2 bath | 1,420 | $279,900 | $265,000 | $186.62 | 94.68% | 265 |
Window: September 24, 2025 to September 23, 2026. Three closings, $720,000 in volume. None closed at or above its asking price. With three sales we publish no median for this window; the simple average of the three price-per-foot figures is $169.09 and of the three sale-to-list ratios 95.99 percent, by our arithmetic, and both describe these three sales, not a market rate. Building and plan are resolved by address against the Lee County parcel roll.
On September 23, 2026 the MLS showed two active Dove Hollow listings and no pending sale.
Building | Plan (county) | Beds and baths (MLS) | Living sq ft (MLS) | Asking | Asking per sq ft (our arithmetic) | Days on market |
|---|---|---|---|---|---|---|
4, 16442 Timberlakes Drive | Two-story, 1,418 sq ft | 3 bed, 2 bath | 1,418 | $289,000 | $203.81 | 116 |
1, 16424 Timberlakes Drive | One-story, 1,420 sq ft | 2 bed, 2 bath | 1,420 | $225,000 | $158.45 | 61 |
The two ask $64,000 apart for plans of almost the same size. The $289,000 listing asks $24,000 more than the highest Dove Hollow sale of the last 12 months and sits at the 2024 price level that no 2026 sale reached; the $225,000 listing asks exactly what the April 2026 sale brought, and it is the one 1,420-square-foot unit the county records with two bedrooms rather than three. That is the comparison we put in writing before you offer. Listings change weekly; your search is set up to catch the next one the day it appears.
The three Dove Hollow sales of the last 12 months closed at 94.68, 95.04 and 98.25 percent of list, and none closed at full price. Over the full 48 months, one of ten sales closed at its asking price, a two-story unit at $355,000 in February 2024, and the median sale-to-list ratio was 96.41 percent. Dove Hollow buyers negotiate, and they negotiate best with the same-plan sales and the association’s documents in hand.
Two listings against 3 closings in the last 12 months is about 8 months of supply, by our arithmetic; at the 48-month pace of 10 sales, about 9.6 months. By the usual rule of thumb, more than six months favors buyers. Dove’s Nest, the look-alike next door, carried two listings of its own that day, so a Dove Hollow buyer is really choosing among four units of the same three plans.
The 24-month window adds one sale, $290,000 in October 2024, for 4 closings from $225,000 to $290,000. The 36-month window adds four more from 2024, for 8 closings from $225,000 to $355,000, and the 48-month window reaches 10 closings from $180,000 to $355,000, a median of $297,500 (the mean of the middle pair, $290,000 and $305,000), $209.80 per square foot of MLS living area and 60.5 median days on market. No Dove Hollow unit closed through the MLS in calendar 2025.
With two listings and about two or three sales a year, the buyer who is ready when the right plan lists gets it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home to buy here? Get a free Dove Hollow home valuation or call Jesse direct at (239) 898-6072.
Dove Hollow condos have sold for $180,000 to $355,000 over the last 48 months, a median of $297,500 on 10 MLS closings, every one of them a 1,418- or 1,420-square-foot unit. The larger 1,964-square-foot plan did not close through the MLS once, and prices fell from a 2024 range of $290,000 to $355,000 to a 2026 range of $225,000 to $265,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; closed sales September 24, 2022 to September 23, 2026)
Closed | Building | Plan (county) | Beds and baths (MLS) | Living sq ft (MLS) | List price | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
May 2026 | 6 | One-story, 1,420 | 3 bed, 2 bath | 1,420 | $242,000 | $230,000 | $161.97 | 95.04% | 105 |
April 2026 | 5 | Two-story, 1,418 | 2 bed plus den, 2 bath | 1,418 | $229,000 | $225,000 | $158.67 | 98.25% | 34 |
February 2026 | 2 | One-story, 1,420 | 3 bed, 2 bath | 1,420 | $279,900 | $265,000 | $186.62 | 94.68% | 265 |
October 2024 | 4 | Two-story, 1,418 | 2 bed plus den, 2 bath | 1,418 | $295,000 | $290,000 | $204.51 | 98.31% | 37 |
September 2024 | 4 | Two-story, 1,418 | 2 bed plus den, 2 bath | 1,418 | $325,000 | $310,000 | $218.62 | 95.38% | 22 |
April 2024 | 3 | Two-story, 1,418 | 3 bed, 2 bath | 1,510 | $349,900 | $339,900 | $225.10 | 97.14% | 81 |
March 2024 | 1 | Two-story, 1,418 | 3 bed, 2 bath | 1,418 | $315,000 | $305,000 | $215.09 | 96.83% | 67 |
February 2024 | 6 | Two-story, 1,418 | 2 bed plus den, 2 bath | 1,643 | $355,000 | $355,000 | $216.07 | 100.00% | 112 |
August 2023 | 3 | Two-story, 1,418 | 2 bed plus den, 2 bath | 1,464 | $210,000 | $180,000 | $122.95 | 85.71% | 9 |
June 2023 | 3 | Two-story, 1,418 | 3 bed, 2 bath | 1,418 | $349,000 | $335,000 | $236.25 | 95.99% | 54 |
Ten closings, $2,834,900 in volume. The median of $297,500 is the mean of the middle pair, $290,000 and $305,000, and equals no single sale. Price per square foot is each sale’s sold price divided by its MLS living area; the median of those ten ratios is $209.80 (the mean of $204.51 and $215.09) and their simple average $194.59. Plan is the county’s record for the unit.
Three readings stand out. First, the direction: the five 2024 closings ran $290,000 to $355,000 at $204.51 to $225.10 per square foot, and the three 2026 closings $225,000 to $265,000 at $158.67 to $186.62, on the same plans. Second, time on market: 22 to 112 days in 2024 against 34 to 265 in 2026. Third, the plan mix: eight of the ten sales were the two-story 1,418-square-foot plan and two were the one-story 1,420 plan, and both one-story sales came in 2026.
Ten sales cannot price a specific unit. Condition and updates, the building’s roof and the association’s reserves move a Dove Hollow price more than any trend line drawn through ten points. The August 2023 sale at $180,000, 85.71 percent of list after nine days, is the lowest in the pull, and the record does not say why, so we do not use it to price a unit today.
Calendar year | Closings | Sold prices |
|---|---|---|
2022, from September 24 | 0 | none |
2023 | 2 | $335,000 and $180,000 |
2024 | 5 | $355,000, $305,000, $339,900, $310,000 and $290,000 |
2025 | 0 | none |
2026, to September 23 | 3 | $265,000, $225,000 and $230,000 |
No Dove Hollow sale closed through the MLS between late September 2022, the weeks after Hurricane Ian, and June 27, 2023, and none closed in calendar 2025. Anywhere from none to five sales a year is normal here, which is why a buyer who waits for a perfect comparison usually waits a long time.
The county roll records 12 priced Dove Hollow transfers in the same 48 months. Ten match the ten MLS closings by unit and date, to within a day. Two were never marketed through the MLS: a 1,964-square-foot unit in Building 5 recorded at $200,000 in June 2024, and a 1,418-square-foot unit in Building 4 recorded at $215,000 in January 2023, per the Lee County parcel roll. One more differs in price: a Building 4 unit that closed in the MLS at $310,000 in September 2024 is recorded on the roll at $300,000 on the same date. The reason for each is not in the public record. For a buyer the lesson is simple: some units here change hands quietly, and a buyer known to be ready hears about them.
The county records every unit that sold at 1,418 or 1,420 heated square feet, but three of the ten listings reported more living area: 1,464, 1,510 and 1,643 square feet. MLS living area is entered by the listing agent. Every price per foot on this page uses MLS living area because that is what each listing reported; compare Dove Hollow with other neighborhoods on the county figure.
Lee County’s 2026 just values, a mass-appraisal figure for taxation and not a market price, put Dove Hollow’s 48 units between $187,545 and $255,802, a median of $191,445. By plan, the median is $190,308 for the 1,418 plan, $191,445 for the one-story 1,420 plan and $244,019 for the 1,964 plan. The roll covers every unit, including the 1,964-square-foot units that have no MLS sale, but it lags the market, which is why an assessment is not a price.
You choose a Dove Hollow unit by plan first, because the plan decides whether you live on one level or two and how much space you get, and then by building, which decides the year built, the ground under it and the neighbors. At Dove Hollow the county records the same plan at the same unit number in every building, so the unit number tells you the plan, but never the floor.
Unit numbers (every building) | Units in Dove Hollow | Heated area (county) | Stories (county) | Beds and baths (county) | Median 2026 just value | MLS closings, 48 months |
|---|---|---|---|---|---|---|
102 and 103 | 12 | 1,420 sq ft | 1 | 3 bed, 2 bath (one unit recorded 2 bed, 2 bath) | $191,445 | 2 |
101, 104, 201 and 204 | 24 | 1,418 sq ft | 2 | 3 bed, 2 bath | $190,308 | 8 |
202 and 203 | 12 | 1,964 sq ft | 2 | 3 bed, 3 bath | $244,019 | 0 |
Source: Lee County parcel roll, heated area, story count, bedroom and bathroom fields and 2026 just values; MLS closings from the Southwest Florida MLS Matrix, pulled September 23, 2026. Sample unit records on the Property Appraiser’s site: a one-story 1,420-square-foot unit and a two-story 1,964-square-foot unit.
The county records units 101 and 104 at two stories, the same as units 201 and 204, and units 102 and 103 at one story. A buyer who reads the leading digit as a floor will get Dove Hollow wrong, as would happen elsewhere in The Forest, where the leading digit sometimes identifies a building. The county’s recorded story count describes the unit, and only the floor plan and a walk-through tell you which level each room is on. We confirm it for every unit we show.
Building | Street address, Timberlakes Drive | Units | Year built (county) | Mean ground under the building, ft NAVD88 |
|---|---|---|---|---|
1 | 16424 | 8 | 1981 | 6.42 |
2 | 16430 | 8 | 1981 | 6.45 |
3 | 16436 | 8 | 1982 | 6.39 |
4 | 16442 | 8 | 1982 | 6.76 |
5 | 16448 | 8 | 1982 | 6.59 |
6 | 16454 | 8 | 1982 | 6.70 |
Common elements | 16440 | n/a | n/a | 6.45 acres |
Source: Lee County parcel roll and building footprint layer, queried September 2026; the common-elements record at 16440 Timberlakes Drive. Ground is not finished-floor elevation.
Units 202 and 203 in each building are the largest plan at Dove Hollow, 1,964 heated square feet with three bedrooms and three baths, and the county’s median just value for the plan runs $52,574 to $53,711 above the other two plans, by our arithmetic. None has sold through the MLS in four years; the one recorded transfer was a $200,000 deed in June 2024 whose terms are not public. When one comes up it has no recent comparable of its own, so we price it for you from the smaller plans’ sales, the county’s spread between plans and the unit’s own condition.
Twelve units, 102 and 103 in each building, are recorded at one story, and both one-story sales of the last four years came in 2026, at $265,000 and $230,000. A buyer who wants to avoid stairs is choosing from those twelve; a buyer who wants a separate upper level is choosing from the 36 two-story units. At the median the county values the one-story plan and the 1,418 two-story plan within about $1,100 of each other.
The county roll flags a carport on all 48 Dove Hollow unit records and a garage on none. It also flags a pool on every unit record, as it does at Dove’s Nest, but no public record we reached says where that pool is or who owns it. How carport spaces are assigned, where guests park and what the pool arrangement is are set by the declaration, the condominium plat and the association’s rules, provided at resale, and we confirm them on a showing.
Sixteen of the 48 units carry a Florida homestead exemption on the county roll, and 23 owners list a Florida mailing address; the other 25 list addresses in 13 other states and one Canadian province. That is a count of mailing addresses, not a census of who lives where, but it tells a buyer to expect both full-time neighbors and seasonal owners, and a quieter summer.
The steps to buy a home in Dove Hollow are: confirm the address is Dove Hollow, choose the plan and building, collect the fee layers, check the flood file, write the offer with the documents in the calendar, order both estoppels on day one, read the resale package, clear inspection and insurance, confirm the tax reset, and close and register at the gate.
Dove Hollow’s six buildings are 16424, 16430, 16436, 16442, 16448 and 16454 Timberlakes Drive. The next six, 16460 to 16490, are Dove’s Nest, a different condominium with a different budget and different rules. Portals and listing remarks sometimes blur the two, so we confirm the condominium from the county record before you tour.
Decide between the one-story 1,420 plan, the two-story 1,418 plan and the two-story 1,964 plan against that plan’s own sales, then read the building for its year built and ground elevation. The plan decides what you pay; the unit’s condition and the building’s paperwork decide what you get for it.
List the Dove Hollow condominium assessment, the master assessment, the tax bill with the San Carlos Park fire levy, insurance, sewer, water and fiber, and the club only if you join. The unpublished lines stay blank until the estoppels arrive, and your contract calendar should give them time to arrive.
Every building is on FEMA panel 12071C0438H in Zone AE at 11 feet, on ground of 6.39 to 6.76 feet. Ask for the building’s elevation certificate with the first disclosures, and quote flood insurance early if you are financing.
Build the review period around the documents: both estoppels, the condominium resale package, the current budget and reserve schedule and, where the declaration requires it, the association’s approval of your purchase. The Dove Hollow declaration is not posted online, so any approval step is confirmed from the recorded declaration and its amendments.
One estoppel certificate comes from Dove Hollow Condominium Association and one from the master association, ordered through FirstService Residential’s resale and lender documents page. We confirm who issues the Dove Hollow certificate the day you sign and order both that day.
The declaration with every amendment, the articles, bylaws and rules, the budget and reserve schedule, the insurance declarations and the last year of minutes. This is where the leasing terms, the pet rule, the carport assignment, any special assessment and the roof history live.
A general inspection and a wind-mitigation report on the unit’s openings, then bind a unit-owners policy against the association’s master policy and deductible, with loss assessment coverage sized to that deductible, and flood coverage if your lender requires it.
Budget the tax bill from your price, not the seller’s bill, and if the unit will be your permanent residence, plan the homestead application for March 1 of the next tax year.
At closing the estoppel figures are paid or prorated. Afterward you request vehicle barcodes through the master association’s barcode request form and set up guest access through the DwellingLive visitor system. If you are joining the club, the membership is its own transaction with the club.
A Dove Hollow owner pays two association bills, Dove Hollow Condominium Association and The Forest’s master association, neither of which is published, plus the Lee County tax bill with the San Carlos Park fire levy and a multi-family solid waste line, private sewer, county water, fiber, and club dues only if you join.
Data updated: September 2026 (San Carlos Park Fire District FY2025/26 final budget, adopted September 15, 2025; Lee County adopted solid waste rates, special districts roster and MSTBU layer, queried September 2026)
Layer | Amount | What it covers | Where the amount lives |
|---|---|---|---|
Dove Hollow Condominium Association | Not published | building exteriors and roofs, master insurance on the buildings, reserves, common grounds and carports | association budget and estoppel certificate |
Special assessments, Dove Hollow | Not published | any adopted or proposed special assessment | estoppel certificate, budget and board minutes |
The Forest Property Owners’ Association (master) | Not published | private streets, two gates and a nightly patrol, lighting, landscaping, drainage | master budget and estoppel, through the resale documents page |
Community development district | $0: none exists | n/a | |
County MSTBU | $0: none exists | n/a | |
San Carlos Park Fire Protection and Rescue Service District | 2.3590 mills, fiscal year 2025/26 | fire and rescue | |
Lee County solid waste, multi-family | $15.76 per unit disposal plus $2.55 per account, 4 percent early-payment discount | county disposal facilities | |
Sewer (Forest Utilities, Inc., private) | Not published | wastewater | seller’s bills |
Bulk fiber (Hotwire) | Not published | internet and television | association or Hotwire bill |
Unit-owners and flood insurance | quoted per unit | interior, contents, loss assessment, flood | your insurer |
Club dues and initiation | Not published; only if you join | club membership |
“Not published” means no public source states the figure, and we do not estimate it.
Dove Hollow Condominium Association sets its own assessment, which is not published; there is no association website, and the Division of Corporations and the state condominium registry publish no financial data for it. The amount appears in the association’s budget and on the resale estoppel certificate. In a condominium this is usually the largest line, because the association insures and repairs the buildings, funds reserves and keeps the grounds. Ask how the declaration shares common expenses between a 1,418-square-foot unit and a 1,964-square-foot unit.
The master association does not publish its assessment either; its resident portal keeps balances and homeowner documents behind a login. The amount appears in its annual budget and on the estoppel certificate issued with every resale. What it pays for is not in doubt: the private streets, a Main Gate staffed 24 hours a day, an Island Park Gate staffed from 7:00 AM to 10:00 PM, a nightly patrol and, because The Forest sits in no county MSTU, street lighting, landscaping and drainage inside the gates.
The San Carlos Park fire district levies 2.3590 mills for fiscal year 2025/26. As an illustration only, a Dove Hollow unit with $200,000 of taxable value owes $471.80 to the fire district, by our arithmetic. Lee County classes every Dove Hollow unit as multi-family for solid waste and sets the multi-family disposal charge at $15.76 per unit plus a $2.55 administrative charge per account, and the county’s multi-family service page says collection is arranged through the property’s management.
Lee County’s utility franchise maps place The Forest in Lee County Utilities’ water service area. Sewer service is provided by Forest Utilities, Inc., a private utility operating since 1980; its rates are not published online. The Dove Hollow association granted Hotwire Communications, Ltd. a communication easement dated December 19, 2023 and recorded on January 3, 2024, as instrument 2024000002095, part of The Forest’s community-wide fiber arrangement; whether the service is billed through the association is not published. Ask the seller for twelve months of water and sewer bills.
Each layer is a disclosure from a different party on a different billing cycle, and neither association layer publishes a figure. A single total assembled from guesses would look precise and be wrong for someone. We put both estoppels, both budgets and the seller’s utility bills side by side for the specific unit before your review period ends.
A Dove Hollow seller must give you, under Florida Statutes 718.503, the declaration, articles of incorporation, bylaws and rules, the association’s annual financial statement and budget, and the frequently asked questions and answers document, and you will also need two estoppel certificates: one from Dove Hollow Condominium Association and one from the master association.
Data updated: September 2026 (Florida Statutes 718.503, 718.116 and 720.30851; Florida Division of Corporations and Department of Business and Professional Regulation records, retrieved September 2026)
Because neither association publishes a fee, the budget is the first page that states your number. Read what it funds, the reserve schedule against 1981 and 1982 buildings, the insurance line, the date of the last roof replacement and whether any special assessment is levied or proposed. Special assessments are not published; buyers find them on the estoppel certificate and in the meeting minutes.
Dove Hollow’s declaration is recorded at Official Records Book 1569, Page 2023, with a second recorded instrument at Official Records Book 1586, Page 56, and its condominium plat at Condominium Plat Book 7, Page 216, per the Property Appraiser’s common-elements record. The instruments are held by the Lee County Clerk and are not posted online. They hold unit boundaries, common and limited common elements, the leasing terms, the pet rule, carport assignment and any approval procedure for sales and leases, so read every amendment before you rely on an answer.
Dove Hollow Condominium Association, Inc. is a Florida not-for-profit corporation, document number 756249, filed February 9, 1981 and active, per its Division of Corporations record. The record lists seven officers and directors, a reinstatement filed June 27, 2005, and annual reports every year since, the latest its 2026 annual report, filed April 23, 2026. We confirm the manager of record when we order the estoppel certificate rather than state one here.
The state’s condominium registry lists a project named Dove Hollow Condo with 48 units, licensed May 28, 1981 and recorded December 28, 1981, whose managing entity is Dove Hollow Condo Assn, Inc., per the Department of Business and Professional Regulation’s project record and its public condominium extract. The registry files the project under Seminole County, so a registry search limited to Lee County returns nothing; a statewide search by name finds it. Its payment history file shows the state’s annual per-unit fee, $192 for 48 units, billed and paid in each year from 2022 to 2026.
The condominium estoppel under section 718.116 states the assessment, any special assessment and the account status; the master estoppel under section 720.30851 does the same for the master assessment. Florida caps the fee at $250 when nothing is delinquent, plus $100 for delivery within three business days, and up to $150 more if an account is delinquent. Who pays for each certificate is a term of the contract.
Florida requires a condominium association of 25 or more units to post its official records on a website or app, with an owner-only section, under section 718.111. Dove Hollow, with 48 units, is above that line, but we found no public Dove Hollow website, so ask the seller to open the owner-only records for your review before your review period starts.
No. Florida’s milestone structural inspections and structural integrity reserve studies apply to condominium buildings three or more stories in height, and Lee County records all six Dove Hollow buildings at two stories. In The Forest only Sparrowood’s three buildings reach three stories, so Dove Hollow sits outside both requirements.
Section 553.899 requires milestone inspections of condominium buildings three habitable stories or more in height, and section 718.112(2)(g) requires a structural integrity reserve study for the same class of building and states that it does not apply to buildings less than three stories in height. The county’s building footprint layer records every Dove Hollow building at two stories.
Being outside the statutes means no milestone inspection report and no structural integrity reserve study to read at Dove Hollow, and it answers a question a lender reviewing a condominium may ask. It does not make reserves unimportant: the size of Dove Hollow’s reserves is set by its own budget and its owners’ vote, and 1981 and 1982 buildings’ roofs, paving and exteriors still have to be paid for.
Ask for the current budget and reserve schedule, the roof replacement dates for your building, the insurance declarations, and whether any special assessment is proposed or levied. The state’s SIRS reporting pages cover the buildings the law does reach, for anyone comparing Dove Hollow with Sparrowood.
You check flood zone and insurance for a Dove Hollow condo against FEMA panel 12071C0438H, effective November 17, 2022, where all six buildings are in Zone AE with a base flood elevation of 11 feet NAVD88, then price the association’s master policy, your own unit-owners policy and, if you finance, flood coverage before you go firm.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried September 24, 2026; Lee County building footprint layer and 2018 LiDAR spot elevations; FEMA CRS eligible communities list, April 2025)
FEMA’s National Flood Hazard Layer returns Zone AE, inside the Special Flood Hazard Area, base flood elevation 11 feet, at Dove Hollow, on panel 12071C0438H. The county’s footprint layer tags all six buildings “AE-EL11 (SFHA),” 100 percent of each footprint. The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet, so an elevation certificate prepared before then compares the building with the old line. FEMA’s map amendment index holds no amendment for any Dove Hollow building.
Building | Mean ground under the footprint, ft NAVD88 | 11 ft base flood elevation minus ground, ft (our arithmetic) |
|---|---|---|
1, 16424 | 6.42 | 4.58 |
2, 16430 | 6.45 | 4.55 |
3, 16436 | 6.39 | 4.61 |
4, 16442 | 6.76 | 4.24 |
5, 16448 | 6.59 | 4.41 |
6, 16454 | 6.70 | 4.30 |
Source: Lee County building footprint layer, mean ground elevation under each footprint, retrieved September 24, 2026. The county’s 2018 LiDAR spot elevations give a median of 6.5 feet for Dove Hollow’s parcels and 6.3 feet for Dove’s Nest’s. That is ground, not a finished floor; only an elevation certificate states a building’s lowest floor for rating.
Under section 718.111(11), the association insures the condominium property under its master policy, and the unit owner insures the interior, contents and improvements under a unit-owners policy. Ask for the master policy declarations, the hurricane deductible and whether the association carries flood coverage on the buildings. We do not publish premiums, because a premium quoted without those documents is a guess.
When a covered loss falls inside the master policy’s deductible, the association can assess the owners for its share. A unit-owners policy can carry loss assessment coverage for that exposure, and the right limit depends on the master policy’s hurricane deductible, which is why we ask for the declarations page before you bind.
A mortgage from a federally regulated or insured lender on a unit in the Special Flood Hazard Area requires flood coverage, per FEMA’s Risk Rating 2.0 page, and most NFIP rates may not rise more than 18 percent a year. Unincorporated Lee County is a Class 5 community in FEMA’s Community Rating System, worth 25 percent off NFIP premiums inside the flood zone, per the April 2025 CRS list and Lee County’s CRS discount page. Dove Hollow has a Fort Myers mailing address but is not in the City of Fort Myers, so make sure any quote uses the county’s class.
Florida makes flood coverage mandatory for most Citizens personal-lines policies inside the Special Flood Hazard Area under section 627.351(6), and exempts policies written on a condominium unit-owners form. Under section 627.0629, rate filings must include discounts for wind-resistive features such as opening protection, so a unit-level wind-mitigation report is worth ordering. The state’s My Safe Florida Home program, set by section 215.5586, has its own eligibility rules and funding; check them before counting on a grant.
Lee County applies FEMA’s substantial improvement and substantial damage rule in unincorporated Lee County: work costing 50 percent or more of a building’s market value brings the whole structure under current flood rules, including elevation, per the county’s substantial improvement page. In a condominium that threshold is measured against the building, so an owner’s interior renovation rarely reaches it alone, but a major association project after a storm could. Ask the association how it would handle that decision.
The Hurricane Ian record for Dove Hollow is mostly silence: the U.S. Geological Survey surveyed no high-water mark at Dove Hollow, the county’s damage layers return nothing inside The Forest, and the one post-storm county record at Dove Hollow is a 2023 fiber easement. The nearest surveyed mark is about half a mile southwest, at a Waters Edge building.
The USGS mark at that Waters Edge building reads 9.5 feet NAVD88, 2.89 feet above the ground at its wall, surveyed October 12, 2022, per the agency’s Short-Term Network record for Ian. It measures the water surface outside one building half a mile away; it does not say what happened at Dove Hollow, and no public record we reached does. Lee County’s facility damage inventory and initial damage assessment layer return no features inside The Forest.
The record does not say whether water entered any Dove Hollow unit, and we do not treat listing descriptions of storm history as evidence. Interior flooding depends on each building’s finished-floor elevation, which only an elevation certificate records. Ask the seller for the flood disclosure Florida law requires under section 689.302 and the association for its claims history and any post-2022 repair permits, which the county issues building by building rather than in a public bulk layer.
The first statewide Florida Building Code took effect March 1, 2002, per the Florida Building Commission; Dove Hollow’s buildings are about twenty years older. That does not make them unsound, because a roof, window or shutter replaced since 2002 was permitted under the code in force at the time, but it does make the association’s roof records and a current wind-mitigation report matter more than the build year. Dove Hollow, like all of The Forest, is in Lee County Evacuation Zone A, the first zone told to leave. Seasonal owners should register a key holder with the association before leaving for the summer.
For a Dove Hollow buyer, the non-bundled club means the unit and the golf are two separate decisions and two separate costs. Buying in Dove Hollow does not make you a member of The Forest Country Club, you pay no club dues or member assessments unless you join, and a seller’s membership should not be assumed to transfer.
Data updated: September 2026 (The Forest Country Club membership page, retrieved September 23, 2026; club Form 990 filings for 2022 to 2024)
The club’s membership page calls The Forest “a non bundled gated community offering resident and non resident memberships,” and the master association’s resident portal says, independently, “The Forest is a non-bundled gated community.” When two separately governed bodies say the same thing on their own sites, a buyer can rely on it as the community-wide rule.
A Dove Hollow owner who never joins still gets the staffed gates and nightly patrol, the private streets and miles of sidewalks, Ruthie’s Park, the children’s playground the master association describes on its portal, and Dove Hollow’s own common grounds. A non-member does not play either course, use the club’s courts or fitness center, or dine at the clubhouse as a matter of right.
The Forest Country Club, at 6100 Club Boulevard a few minutes’ drive from Dove Hollow, runs two courses. From the back tees the Bear plays 7,010 yards (rating 75.1, slope 144) and the Bobcat 6,607 yards (rating 71.8, slope 125), per the club’s December 2025 scorecard; the Bear reopened on December 1, 2025 after a full renovation. The club lists six Har-Tru Hydro clay tennis courts, three lighted, plus pickleball and bocce on its lifestyle page.
The club describes itself in its federal tax filings as a private, member-owned club, and its filings show special assessments on members in 2022, 2023 and 2024, per its Form 990 filings. Those assessments fall on members only; a Dove Hollow owner who does not join pays none of them.
The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry through its inquiry form. If you plan to join, get the category’s initiation, dues, any food and beverage minimum and any pending assessment in writing before you are bound on the unit.
Property taxes after you buy in Dove Hollow start from your purchase, not the seller’s bill: Florida’s Save Our Homes cap follows the owner, so a homesteaded seller’s bill can sit well below yours. The bill adds the San Carlos Park fire levy of 2.3590 mills and a multi-family solid waste line, and there is no CDD or MSTU line.
Data updated: September 2026 (Lee County parcel roll, queried September 2026; San Carlos Park Fire District FY2025/26 final budget)
The Save Our Homes cap limits annual increases in a homesteaded home’s assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower, under section 193.155, and after a sale the unit is reassessed at just value. Dove Hollow shows the effect on its own roll: one homesteaded 1,964-square-foot unit with a 2026 just value of $243,288 carries an assessed value of $151,990. Sixteen of the 48 units carry a homestead exemption, so budget from the just value and your price, not from the seller’s bill.
If the unit becomes your permanent Florida residence on January 1, the exemption removes up to $50,000 of assessed value under section 196.031 and starts the Save Our Homes cap. Apply with the Lee County Property Appraiser by March 1 of the tax year; the seller’s exemption does not carry over to you.
The Forest does not appear on Lee County’s official roster of special districts, and the county’s MSTBU layer returns no taxing unit inside the community. The only independent special district that reaches Dove Hollow is the San Carlos Park fire district. Compare total tax bills, not millage alone, when you weigh Dove Hollow against a newer community that carries a CDD.
The Dove Hollow rules that decide fit, leasing terms, pet limits, alterations and parking, are written in the condominium’s recorded declaration and its rules, which are not published online, and the rules for the streets and gates sit with the master association. Read both before your review period ends, because a rule you learn after closing still binds you.
Minimum lease terms and rental frequency are not published. Under section 718.110(13), an amendment prohibiting rentals or changing the rental term or frequency applies only to owners who consent and to owners who acquire title after it takes effect, so a buyer is always bound by the rules in force on closing day. Rentals of six months or less are also taxable transient rentals under section 212.03. If rental income is part of your plan, ask for the declaration, every leasing amendment and the lease application before you sign.
Pet rules at Dove Hollow are set in the declaration and rules, which are not published online, so we do not state a pet limit, and the rule at Dove’s Nest next door may differ. Ask in writing how many pets and of what size a unit may keep, whether tenants may keep pets and whether the rule has changed. Florida’s rules on emotional support animals in housing are in section 760.27.
No public record we reached establishes an age restriction at Dove Hollow, and this page makes no claim either way. Housing for older persons must meet the statutory tests in section 760.29 and the federal tests HUD describes in its fair housing booklet. Read the declaration and its amendments before you rely on an answer.
Changes to a unit’s exterior, including windows, doors and shutters, typically need the association’s approval under its declaration and rules, and Florida gives associations specific duties on hurricane protection in section 718.113. Dove Hollow’s own standards are not published. Ask for the alteration procedure, and ask the seller for approval letters and permits for work already done, because a buyer inherits an unapproved alteration.
Every Dove Hollow unit record carries a carport and none a garage. Carport assignment, guest parking and any boat, trailer or commercial vehicle rules sit in the condominium’s rules; golf-cart rules on The Forest’s private streets sit in the master association’s rules. Neither is published. Guests are pre-registered by residents through the DwellingLive visitor system.
Dove Hollow and Dove’s Nest share a street, a building design and the same three floor plans, but not an association: each has its own declaration, corporation, budget, insurance and reserves. Buy in Dove Hollow for the older 1981 and 1982 run of buildings, more owner-occupants and a higher 48-month median; buy in Dove’s Nest for 1983 and 1984 buildings and its own record.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, building footprint, spot elevation and development order layers, queried September 2026; Florida Division of Corporations and Department of Business and Professional Regulation records)
Question | Dove Hollow | Dove’s Nest |
|---|---|---|
Addresses on Timberlakes Drive | 16424 to 16454, six buildings running east to west | 16460 to 16490, six buildings running north |
Units | 48, six buildings of eight | 48, six buildings of eight |
Built (county roll) | 1981 (Buildings 1 and 2) and 1982 (Buildings 3 to 6) | 1983 (Buildings 1 to 3) and 1984 (Buildings 4 to 6) |
County plans | 1,420 sq ft one-story; 1,418 sq ft two-story; 1,964 sq ft two-story, three baths | The same three plans |
Declaration | Official Records Book 1569, Page 2023 | Official Records Book 1701, Page 283 |
Association | Dove Hollow Condominium Association, Inc., document 756249, filed February 9, 1981 | Dove’s Nest Condominium Association, Inc., document 766992, filed February 15, 1983 |
State condominium registry | Dove Hollow Condo, licensed May 28, 1981, recorded December 28, 1981 | Dove’s Nest, licensed May 17, 1983, two phases of 24 units |
Name in the MLS | Dove Hollow | Dove Nest |
Common-element land (county) | 6.45 acres | 6.88 acres |
Estoppel certificates on a purchase | Two: Dove Hollow and the master | Two: Dove’s Nest and the master |
Closings, 48 months to September 23, 2026 | 10 | 10 |
Median sold, 48 months | $297,500 (middle pair $290,000 and $305,000) | $279,500 (middle pair $260,000 and $299,000) |
Median price per sq ft, 48 months | $209.80 | $196.96 |
Median sold-to-list, 48 months | 96.41% | 96.07% |
Median days on market, 48 months | 60.5 | 83 |
Sold price range, 48 months | $180,000 to $355,000 | $192,500 to $365,000 |
Closings at or above asking, 48 months | 1 of 10 | 2 of 10 |
Last 12 months | 3 closings: $225,000, $230,000 and $265,000 | 2 closings: $200,000 and $260,000 |
Listings on September 23, 2026 | 2, asking $225,000 and $289,000 | 2, asking $240,000 and $279,900 |
Months of supply (our arithmetic) | About 8 | About 12 |
Homestead share, 2026 roll | 16 of 48 | 10 of 48 |
2026 median just value (county, not a price) | $191,445 | $192,298 |
Median ground, 2018 LiDAR, ft NAVD88 | 6.5 | 6.3 |
Flood map | Zone AE, 11 ft, panel 0438H | Zone AE, 11 ft, panel 0438H |
County development orders | None on record | Parking reseal and restripe, closed December 28, 2023 |
Milestone and reserve-study statutes | Outside both (two stories) | Outside both (under three stories) |
Club membership | Optional | Optional |
Source: Southwest Florida MLS Matrix closed and active records, pulled September 23, 2026, closed sales September 24, 2022 to September 23, 2026, each resolved by address; median price per square foot is the median of each sale’s own ratio on MLS living area, and even-n medians are the mean of the middle pair. With fewer than 10 sales in the last 12 months at either condominium, those sales are listed rather than given a median. Lee County parcel roll, building footprint and spot elevation layers and development orders layer; Dove’s Nest’s Division of Corporations record and the state’s Lee County condominium extract.
Crossing from 16454 to 16460 Timberlakes Drive changes the association, the budget, the reserves, the insurance policy and the assessment, even though the unit plan may be identical. Neither association publishes its assessment, so the two cannot be compared from public records. When a buyer is weighing a Dove Hollow unit against a Dove’s Nest unit, we request both associations’ budgets and estoppel figures before the offer, because that difference can matter more than the difference in price.
Choose Dove Hollow if you want the east-to-west run of buildings, an association with 16 homesteaded units on the roll against 10 next door, a 48-month record that held a higher median and a shorter median time on market, and a condominium with no county development order on record, and you accept buildings two years older. Choose Dove’s Nest if a specific unit there is better updated or better priced, if its 1983 and 1984 buildings and its 2023 parking work suit you, or if its own budget and reserves read better when you have both packages side by side.
In the last 12 months the two condominiums sold in the same band, $225,000 to $265,000 at Dove Hollow and $200,000 to $260,000 at Dove’s Nest, and their four listings on September 23, 2026 asked $225,000 to $289,000. A buyer with about $250,000 is shopping both, on the same plans, and the decision is the building, the unit’s condition and each association’s finances.
Over the same 48 months Quail Cove, the 1982 condominium closest to Dove Hollow in age and unit size, recorded 9 MLS sales, too few for a median by our rule. Partridge Place, The Forest’s 1981 walk-ups of 1,161 heated square feet, carries the community’s lowest neighborhood median, $157,500, and its buyers can start with buying a home in Partridge Place. At the upper end, Waters Edge closed 11 sales at a median of $425,000, Fairway Woods 31 at $350,000 and The Heron 16 at $380,000, on larger units in younger buildings, and each has its own buyer guide: Waters Edge, Fairway Woods and the Heron. Sparrowood, the only three-story buildings inside the gates, has its own guide to buying a home in Sparrowood.
We find you the right Dove Hollow unit by matching your budget to a plan, watching Dove Hollow and Dove’s Nest together so you hear about a listing the day it appears, clearing gate access before every showing, and touring with the questions a listing does not answer, starting with the roof, the level and the carport.
A 48-month median mixes 2024 prices with 2026 prices and a one-story plan with a two-story one, so it tells a buyer very little. We show you what your plan has actually sold for, and when, so you know whether your number buys an updated one-story unit, an original two-story unit or, when one lists, a 1,964-square-foot unit with three baths.
Dove Hollow recorded 10 MLS closings in four years and none in calendar 2025, and Dove’s Nest another 10. Seasonal owners often decide while they are here in winter, so we keep your criteria on file and alert you when a unit comes to market in either condominium, and when a Quail Cove or Partridge Place unit does, because many Dove Hollow buyers weigh them too.
The county roll shows two Dove Hollow transfers in four years that never reached the MLS, including the only recorded sale of a 1,964-square-foot unit. When we learn of a unit before it is listed, we will tell you whether it fits your plan and budget, and we will price it against the same recorded sales as any listed unit.
Every visitor enters through a staffed gate, and guests are pre-registered through the association’s DwellingLive system, so we arrange access before we schedule. On tour, check the level of every room, the carport and where guests park, the windows, doors and shutters and their permits, the air conditioning and water heater dates, and the view from each window.
Ask Marc at (239) 287-5873 to set up a saved search for Dove Hollow and Dove’s Nest by plan and budget, browse current homes for sale in The Forest on DomainRealtyGroup.com, or read how we represent buyers in Southwest Florida and use the buyer form on this page. Alerts route to us directly, so a new listing reaches both you and us the same day.
We negotiate for you in Dove Hollow at partner level, with the same plan’s sales in hand, the listing’s days on market and price history, the competing units in Dove’s Nest, the association’s budget, reserves and insurance as leverage, and a contract calendar that gives both estoppels and the resale package time to arrive before your deposit is at risk.
A list price above the plan’s recent sales has to show why, with updates or a better building. If it cannot, we write to the sales. The $289,000 listing on September 23, 2026 had been active 116 days at a price no 2026 sale reached; the February 2026 one-story sale listed at $279,900 took 265 days to close at $265,000, while the April 2026 unit priced at $229,000 sold in 34 days. Those are the market’s own lessons about price.
A special assessment being collected, an unfunded reserve line, an aging roof, an unpermitted window, a missing wind-mitigation report or aging air conditioning are all facts that move a price. We put them in writing, tie them to a quote or a document, and use them to negotiate a price, a credit or a repair rather than a vague discount.
The review right under section 718.503, the inspection period and any association approval period give you defined exits. We track every deadline, deliver every notice in writing and on time, and sequence them so your deposit is not at risk before you have read the budget, the minutes and both estoppels.
Where the declaration requires the association to approve a purchase, we set a closing date that leaves room for it and file the application the week you sign. The association publishes no approval timeline, so we ask for it in writing on day one.
Closing costs when you buy in Dove Hollow include ordinary Florida buyer costs plus condominium items: the estoppel fees the contract assigns to you, prorated condominium and master assessments, prorated taxes including the San Carlos Park fire levy, 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 201.02; Florida Administrative Code Rule 69O-186.003)
Florida sets the title premium by rule, Rule 69O-186.003, 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. At $230,000, the middle of the three most recent Dove Hollow sales, the owner’s premium at those rates is $1,225, by our arithmetic, before endorsements. Who pays for the owner’s policy and who chooses the title agent is written into the purchase contract.
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. As an illustration at $230,000 with an 80 percent loan of $184,000, the note stamps come to $644 and the intangible tax to $368, by our arithmetic.
The condominium assessment and the master assessment are prorated to the closing date from the figures on each estoppel certificate, and any special assessment the estoppel shows as due appears as its own line. Property taxes are prorated against the seller’s current bill, which is not a forecast of yours.
The documentary stamp tax on the deed, 70 cents per $100 under section 201.02, is customarily paid by the seller; on a $230,000 sale it is $1,610, by our arithmetic. The contract controls every allocation.
Budget for a general inspection and a wind-mitigation report on the unit. If the association has no elevation certificate for the building, ask whether one can be obtained before you bind flood coverage, because it is the document an insurer prices, and on ground about 4.2 to 4.6 feet below the base flood elevation it matters.
Buyer’s agent compensation in Dove Hollow in 2026 follows the National Association of REALTORS practice changes in force since August 17, 2024: you sign a written buyer agreement with your agent before touring, offers of compensation no longer appear on the MLS, and every commission is negotiable and not set by law.
The agreement must be signed before the tour, in person or by live virtual tour, per the NAR settlement FAQs and its guide to written buyer agreements. 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 us or ask which plan a unit is.
A seller may offer to contribute toward your agent’s compensation, you may ask for it in your offer, or you may pay it yourself. Florida’s brokerage relationship law, section 475.278, sets out the duties owed to you under each form of representation. We tell you plainly which approach fits the unit and the seller before you write.
The same-plan sales in Dove Hollow and Dove’s Nest, both estoppels ordered on day one, the budget, the minutes and the resale package read inside your review period, the approval step built into the calendar, the flood and insurance file assembled before you bind, and a closing that lands on time.
Daily life around Dove Hollow runs through The Forest’s staffed gates and the US 41 corridor of south Fort Myers. Measured from the clubhouse, a few minutes’ drive from Dove Hollow, a Publix is about 4 minutes away, Gulf Coast Medical Center about 9 minutes and Southwest Florida International Airport about 16 minutes, as free-flow drives.
Data updated: September 2026 (routes computed September 23, 2026 from the clubhouse address; Florida Department of Education 2026 school grades file)
The Main Gate on Forest Boulevard is staffed 24 hours a day and the Island Park Gate from 7:00 AM to 10:00 PM, with a nightly patrol, per the master association’s 2022 Emergency Preparedness Plan. Residents request vehicle barcodes through the association’s barcode request form, and guests, contractors and movers are registered in advance through DwellingLive.
Destination, from the clubhouse at 6100 Club Boulevard | Road miles | Minutes (free-flow) |
|---|---|---|
Publix, Alico Mission Way | 1.4 | 4 |
Lakes Regional Park | 2.3 | 5 |
Bell Tower Shops | 3.9 | 8 |
Gulf Coast Medical Center | 4.5 | 9 |
HealthPark Medical Center and Golisano Children’s Hospital | 5.8 | 12 |
Southwest Florida International Airport terminal | 8.6 | 16 |
Downtown Fort Myers River District | 10.3 | 21 |
Fort Myers Beach, Times Square | 10.7 | 21 |
Naples, City Hall in Old Naples | 26.5 | 44 |
Routes were computed from the clubhouse address with the OSRM routing engine on the OpenStreetMap road network after geocoding with the US Census Bureau geocoder, with no traffic model; January to April traffic on US 41 and Summerlin Road runs longer.
Lee County assigns students through zones of school choices, not a single school per address. Dove Hollow, like every neighborhood in The Forest, sits in Elementary Zone O, Middle School Zone MM and High School South Zone 2, per the district-linked 2026-27 zone map.
Zone choice | School | 2026 grade |
|---|---|---|
Elementary Zone O | Rayma C. Page Elementary | A |
Elementary Zone O | Heights Elementary | A |
Elementary Zone O | Villas Elementary | B |
Elementary Zone O | Tanglewood Elementary | B |
Middle School Zone MM | Cypress Lake Middle | A |
Middle School Zone MM | Lexington Middle | B |
High School South Zone 2 | South Fort Myers High | C |
High School South Zone 2 | Cypress Lake High | A |
High School South Zone 2 | Estero High | B |
High School South Zone 2 | Fort Myers High | A |
High School South Zone 2 | Bonita Springs High | B |
High School South Zone 2 | Dunbar High | C |
Grades are from the Florida Department of Education’s 2026 school grades file. The district’s 2026-27 transportation plan does not provide Dunbar bus service to The Forest’s subzone. Confirm choices for a specific address through the district’s student enrollment page.
Gulf Coast Medical Center, about 4.5 miles and 9 minutes from the clubhouse, is Lee County’s state-designated Level II trauma center, per the Florida Department of Health’s trauma center list; Lee Health describes it on its Gulf Coast Medical Center page.
Inside the gates, a special exception and variance for a 149-foot wireless monopole on the golf course property, Lee County cases SEZ2026-00001 and VAR2026-00001, were In Review as of September 23, 2026, with no hearing scheduled and no decision made. At Dove Hollow itself, the county’s development order, zoning and new-construction layers show nothing: 48 units on 6.45 acres, built out.
You get a personalized Dove Hollow buyer consultation by using the buyer form on this page or calling Marc Comisar at (239) 287-5873. We review your budget against each plan’s sales, walk through the two association layers and the documents to request, compare Dove Hollow with Dove’s Nest unit by unit, and set up alerts for both and for the other condominiums inside The Forest.
Your budget against the same-plan sales, which plan and building fit how you will use the unit, the association layers and what each estoppel will state, the flood and insurance picture, the rules to read, the club decision and a timeline that fits the season.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, south of The Forest on the same US 41. Read how we represent buyers in Southwest Florida.
If you are selling in Southwest Florida to buy in Dove Hollow, we sequence both sides with one calendar. Owners inside The Forest can read how we sell homes in The Forest or get a free valuation for a home in The Forest, and Dove Hollow owners trading between plans can start with how we sell Dove Hollow homes or call Jesse direct at (239) 898-6072.
McGreevy and Comisar are a top-reviewed buyer’s team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, 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.” Kendall Sweat, 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!” Jennifer Schnabel Wood, verified Google review
A Dove Hollow specialist matters when you buy because the price turns on the plan rather than the neighborhood median, a unit number never tells you the floor, a look-alike condominium next door has a different budget, no association layer publishes its fee, and every building sits low in a FEMA flood zone that an insurer will price.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs the documents and data. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs tours, inspections and the negotiation in the field. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Dove Hollow unit off a 48-month median that includes 2024 prices, read a floor from a unit number, treat a Dove’s Nest budget as if it were Dove Hollow’s, quote one estoppel instead of two, miss the county transfers the MLS never saw, fail to find the state registry record because it is filed under another county, or treat a Fort Myers mailing address as a City of Fort Myers flood rating. Each one costs a buyer money or a closing date.
For the whole community, our guide to The Forest covers all 19 neighborhoods, and our Fort Myers guide covers the city around it. Neighboring guides cover Dove’s Nest, Quail Cove, Eagle’s Landing and Partridge Court.
These are the questions buyers ask most about Dove Hollow, answered from the association’s state filings, the state condominium registry, Lee County’s parcel, building, flood and tax records, FEMA’s map, the USGS storm record, Florida statute and the Southwest Florida MLS, each with its window and source. Where the record is silent, the answer says so and names the document that holds it.
A 48-unit condominium of six two-story buildings on Timberlakes Drive inside The Forest, the gated golf community in south Fort Myers, built in 1981 and 1982 under its own declaration and its own association, Dove Hollow Condominium Association, Inc.
At 16424 to 16454 Timberlakes Drive, Fort Myers, FL 33908, inside The Forest, the gated community between US 41 and Island Park Road. It is in unincorporated Lee County, not in the City of Fort Myers.
No. They share a street, a building design and the same three plans, but Dove Hollow was declared in 1981 at Official Records Book 1569, Page 2023, and Dove’s Nest in 1983 at Book 1701, Page 283, with separate associations, budgets, insurance and assessments. Dove Hollow’s buildings are 16424 to 16454; Dove’s Nest’s are 16460 to 16490.
Three MLS closings in the 12 months to September 23, 2026 sold for $225,000, $230,000 and $265,000; with fewer than 10 sales we publish no median for that window. Over 48 months, 10 closings ran $180,000 to $355,000 at a median of $297,500, per the Southwest Florida MLS.
On September 23, 2026 the MLS showed two: a two-story 1,418-square-foot unit in Building 4 asking $289,000 after 116 days, and a one-story 1,420-square-foot, two-bedroom unit in Building 1 asking $225,000 after 61 days. None was pending. Listings change weekly.
On the arithmetic, yes: two listings against three sales in 12 months is about 8 months of supply, every recent sale closed below asking, and the three 2026 prices sat below the five 2024 prices. At this volume one listing changes the picture.
Lee County records three plans in every building: one-story units of 1,420 heated square feet, two-story units of 1,418 square feet, and two-story units of 1,964 square feet with three bedrooms and three baths. The median is 1,419 square feet.
A median $209.80 per square foot of MLS living area over 48 months, the median of each sale’s own ratio. The three sales of the last 12 months ran $158.67 to $186.62, against $204.51 to $225.10 for the five 2024 sales.
No. The county records units 101 and 104 at two stories, the same as 201 and 204, and units 102 and 103 at one story. The unit number tells you the plan, not the floor; the floor plan and a walk-through settle which level each room is on.
The two-story 1,418-square-foot plan: eight of the ten MLS closings over 48 months. The one-story 1,420 plan recorded two, both in 2026, and the 1,964-square-foot plan none.
The record does not say. The county roll records one transfer of a 1,964-square-foot unit in the last four years, $200,000 in June 2024, that never reached the MLS. When one lists, we price it from the smaller plans’ sales, the county’s spread between plans and its condition.
Two: Dove Hollow Condominium Association, Inc., which insures and maintains the buildings, and The Forest Property Owners’ Association, the master association that runs the gates and private streets. Club membership is separate and optional.
Not published. Neither the Dove Hollow association nor the master association publishes its assessment; each appears in the association’s budget and on the estoppel certificate issued at resale under section 718.116. Ask for both before you offer.
No public record says, because neither association publishes its assessment, and they are separate associations with separate budgets. Compare the two estoppel figures and budgets for the specific units before you choose.
Two: one from Dove Hollow Condominium Association and one from the master association. Florida caps each at $250 when nothing is delinquent, plus $100 for delivery within three business days.
Yes. The state registry lists Dove Hollow Condo, 48 units, licensed May 28, 1981 and recorded December 28, 1981, with Dove Hollow Condo Assn, Inc. as managing entity, per its project record. It is filed under Seminole County, so search statewide by name.
We confirm the manager of record when we order the estoppel certificate rather than state one here. The association’s corporate filings are public with the Division of Corporations, and the master association’s estoppel is ordered through FirstService Residential’s resale page.
Not under the state mandates. Lee County records all six buildings at two stories, and both section 553.899 and section 718.112(2)(g) reach buildings of three or more stories. In The Forest, only Sparrowood’s buildings are three stories.
No. The Forest is non-bundled: the club’s membership page calls it “a non bundled gated community offering resident and non resident memberships,” and the master association says the same. A Dove Hollow owner may join or not.
The club does not publish its dues or initiation; figures are provided to prospective members on inquiry. Its Form 990 filings show special assessments on members in 2022, 2023 and 2024, which non-members do not pay.
Do not assume it does. Membership is a separate transaction with the club, so confirm in writing with the club, before you are bound on the unit, whether a seller’s membership can transfer and on what terms.
The county roll flags a pool on every Dove Hollow unit record, as it does at Dove’s Nest, but no public record we reached says where the pool is or who owns it. The declaration, the condominium plat and the association’s rules answer that, and we confirm it at a showing.
No. The county roll flags a carport on all 48 Dove Hollow unit records and a garage on none. Carport assignment and guest parking are set by the association’s rules, which are not published.
No public record we reached names Dove Hollow’s builder, so we do not name one. The county dates Buildings 1 and 2 to 1981 and Buildings 3 to 6 to 1982, and the association was filed on February 9, 1981.
Yes. Every building is in FEMA Zone AE, a Special Flood Hazard Area, base flood elevation 11 feet NAVD88, on panel 12071C0438H, effective November 17, 2022, with mean ground under the buildings of 6.39 to 6.76 feet.
A mortgage from a federally regulated or insured lender will require flood coverage, because every building is in the Special Flood Hazard Area. Ask whether the association’s master policy includes flood on the building, then insure the unit’s interior and contents to match.
No public record we reached says. The USGS surveyed no high-water mark at Dove Hollow; the nearest, about half a mile southwest at a Waters Edge building, read 9.5 feet NAVD88. Ask the seller for the flood disclosure required by section 689.302 and the association for its claims history.
The declaration and rules decide, and they are not published online, so no public record states a minimum lease term or a leasing cap. Read the leasing provisions in the resale package before you buy to rent.
The pet rule is in the declaration and rules, which are not published, so we do not state one. Confirm it in the resale package before signing; the rule at Dove’s Nest next door may differ.
No public record we reached establishes an age restriction at Dove Hollow. Housing for older persons must meet statutory tests, and the declaration would say if Dove Hollow restricts age; read it before you rely on an answer.
Your bill resets from your purchase, not the seller’s. Florida’s Save Our Homes cap follows the owner, so a homesteaded seller’s assessed value can sit far below yours. Add 2.3590 mills for the San Carlos Park fire district and a multi-family solid waste line; there is no CDD or MSTU.
If the unit is your permanent Florida residence on January 1, apply with the Lee County Property Appraiser by March 1. The exemption removes up to $50,000 of assessed value and starts the Save Our Homes cap; the seller’s exemption does not transfer.
No. Dove Hollow has a Fort Myers mailing address and ZIP 33908, but every unit is in unincorporated Lee County and the San Carlos Park fire district, so county government handles zoning, permits and flood rules.
Water is Lee County Utilities, sewer is the private Forest Utilities, Inc., and the association granted Hotwire Communications, Ltd. a communication easement recorded in January 2024. Whether fiber is billed through the association is not published; ask the seller.
Dove Hollow sits in Lee County’s Elementary Zone O, Middle School Zone MM and High School South Zone 2, like all of The Forest. Rayma C. Page Elementary, a Zone O choice, earned an A in 2026.
From the clubhouse, a few minutes’ drive from Dove Hollow, Southwest Florida International Airport’s terminal is about 8.6 miles and 16 minutes and Gulf Coast Medical Center about 4.5 miles and 9 minutes, as free-flow drives.
Your agent pre-registers you through the DwellingLive visitor system before the showing, and the staffed gate admits you. After closing you request vehicle barcodes through the master association’s form.
Yes, under the NAR practice changes in force since August 17, 2024, a written agreement is signed before touring a home with an agent. It states the compensation, which is negotiable and not set by law. You can talk to us and ask questions without one.
Over 48 months Dove Hollow closed 10 sales at a median of $297,500 and Dove’s Nest 10 at $279,500; in the last 12 months Dove Hollow sold three units at $225,000 to $265,000 and Dove’s Nest two at $200,000 and $260,000. The plans are the same; the associations, budgets and buildings’ ages are not.
Call Marc Comisar at (239) 287-5873 or use the buyer form on this page. We will set up alerts for Dove Hollow and Dove’s Nest, send the same-plan sales, and list the documents to request before you write an offer.
Every Dove Hollow figure on this page traces to a primary source below, listed as of September 27, 2026: the association’s filings with the Florida Division of Corporations and the state condominium registry, Lee County’s parcel, building, flood, tax and development records, Florida Statutes and state agencies, federal flood and storm records, the master association’s and the club’s own pages, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Dove Hollow buyer always opens the official, current copy. We host nothing ourselves. The recorded declaration and its amendments, the association’s bylaws, rules, budget, reserve schedule and minutes, and the master association’s homeowner documents are not posted publicly; they come with the resale package.
Document | What it tells a Dove Hollow buyer | Official authority |
|---|---|---|
Dove Hollow Condominium Association 2026 annual report | The association’s current state filing and its officers and directors | |
Dove Hollow Condominium Association 2025 annual report | The prior year’s filing, for continuity of the board | |
State condominium extract with the Dove Hollow Condo record (updated September 19, 2026) | The registry row: 48 units, recorded December 28, 1981, managing entity | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | Gate staffing, the Dove Hollow seat on the master board, re-entry rules | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | The flood map panel for all six Dove Hollow buildings | |
Lee County Evacuation Zone A map | The evacuation zone that covers all of The Forest | |
FEMA Community Rating System eligible communities (April 2025) | Unincorporated Lee County’s Class 5, a 25 percent NFIP discount | |
San Carlos Park Fire District FY2025/2026 Final Budget | The 2.3590-mill fire levy on every Dove Hollow tax bill | |
The Forest Country Club scorecard (December 2025) | Both courses’ tees, yardage, rating and slope | |
Florida Statutes 718.503, disclosure prior to sale | The documents a condominium seller must give you | |
Florida Statutes 718.116, assessments and estoppel certificates | What the condominium estoppel states, and its fee cap | |
Florida Statutes 689.302, flood disclosure | The flood disclosure every Dove Hollow seller gives |
McGreevy and Comisar represent buyers across Southwest Florida from an office in Bonita Springs on US 41, south of The Forest on the same highway, and Dove Hollow sits inside the south Fort Myers market we work every week. The first conversation costs nothing, and in a neighborhood with two listings and a handful of sales a year, it is usually what puts a buyer first in line.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Use the buyer form on this page, return to the buyer consultation section, or read how we represent buyers in Southwest Florida. Video walkthroughs are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) 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 at DomainRealtyGroup.com. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026, through the Southwest Florida MLS Matrix. Brokered by Domain Realty.