Updated September 2026
Eighteen low-rise buildings, three floor plans, two associations and fees no one publishes. We match your budget to a plan and a building, 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 Fairway Woods at The Forest means buying one of 118 low-rise condominium units in three recorded sections inside The Forest, the gated golf community in south Fort Myers, with two association layers, fees that no association publishes, and a garage on every unit. Nine units sold in the last 12 months, so preparation decides the purchase.
The full record of the neighborhood, its three sections, its 18 buildings, its associations, its flood map and every sale of the last four years, is on our Fairway Woods at The Forest 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 Fairway Woods purchase itself: 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 Fairway Woods homes or start with a free Fairway Woods 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 Fairway Woods 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.
Fairway Woods is the largest condominium neighborhood inside The Forest’s gates, about a quarter of the community’s 487 attached homes. 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 and sidewalks, Ruthie’s Park and the neighborhood’s own pools come with the home.
Section I (40 units, 1986 to 1987), Section II (38 units, 1988 to 1990) and Section III (40 units, 1989 to 1991) sell under one MLS name. Section I has its own association, Fairway Woods I; Section III’s association merged into Section II’s on August 23, 1991, so Sections II and III share Fairway Woods II. Every owner also belongs to The Forest Property Owners’ Association, the master association. Lee County records three plans: 1,782 heated square feet with two bedrooms, 1,937 with three and 2,962 with four.
Fairway Woods has no building finished after 1991, no published fee at any association layer, no three-story building and no unit outside FEMA flood Zone AE. It has no boat slip, and no private yard in the way a single-family lot has one. A buyer who needs a newer building or a detached house should look at The Heron at The Forest or the single-family phases of The Forest instead, and we cover both.
Fairway Woods buyers work with McGreevy and Comisar because a Fairway Woods purchase turns on records a general agent rarely reads: which of two condominium associations a unit belongs to, two estoppel certificates, unpublished budgets, the county’s floor plans and story counts, and a FEMA panel. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County, not a claim about one neighborhood. 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 floor plan’s sales your offer is really competing with, which association the building number puts you in, and what that association’s budget, reserves and insurance say before your inspection 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 Fairway Woods market for a buyer from two independent records: every closed and active Fairway Woods listing in the Southwest Florida MLS over the last four years, and Lee County’s parcel roll, which places each sale in its section and building and records each unit’s plan. 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 9 Fairway Woods closings in the Southwest Florida MLS, $2,972,000 in closed volume, covering closings dated September 24, 2025 to September 23, 2026. We tracked all 31 closings of the last 48 months as well, and matched each one by address to its section and building on the county roll, because the MLS carries all three sections under one neighborhood name.
We publish no McGreevy and Comisar purchase count for Fairway Woods. A buyer needs the whole neighborhood’s record to judge a price, not a number about us, and the whole record is what follows. These are market figures we tracked, not a count of sales we represented.
The same-plan sales, the live competition, the section and association for the building, the flood panel and ground elevation, 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 Fairway Woods market leans toward buyers: the Southwest Florida MLS counts 9 closings in the 12 months to September 23, 2026, at a median of $350,000, 34 median days on market and 96.34 percent of list, and five listings were active that day, about 6.7 months of supply in a 118-unit neighborhood.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Section | Building | Plan (MLS) | Living sq ft (MLS) | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
May 2026 | I | 5 | 2 bed, 2 bath | 1,782 | $262,000 | $147.03 | 97.76% | 4 |
March 2026 | III | 13 | 3 bed, 2 bath | 2,230 | $350,000 | $156.95 | 98.59% | 322 |
March 2026 | III | 14 | 4 bed, 2.5 bath | 2,962 | $370,000 | $124.92 | 93.67% | 9 |
February 2026 | II | 9 | 4 bed, 2.5 bath | 2,962 | $395,000 | $133.36 | 96.34% | 34 |
February 2026 | III | 13 | 4 bed, 2.5 bath | 2,962 | $375,000 | $126.60 | 93.98% | 34 |
February 2026 | III | 12 | 3 bed, 2 bath | 1,937 | $265,000 | $136.81 | 92.98% | 83 |
February 2026 | I | 2 | 4 bed, 2.5 bath | 2,962 | $385,000 | $129.98 | 96.27% | 17 |
January 2026 | I | 2 | 2 bed, 2 bath | 1,782 | $245,000 | $137.49 | 98.00% | 27 |
December 2025 | II | 7 | 3 bed, 2 bath | 2,230 | $325,000 | $145.74 | 100.00% | 287 |
Window: September 24, 2025 to September 23, 2026. Nine closings, $2,972,000 in volume. The median of $350,000 is an observed sale (n=9, odd), the median price per square foot is $136.81, the median sold-to-list ratio 96.34 percent and the median time on market 34 days. One of the nine closed at its full asking price. Section and building are resolved by address against the Lee County parcel roll.
On September 23, 2026 the MLS showed five active Fairway Woods listings and no pending sale.
Section | Building | Plan (MLS) | Living sq ft (MLS) | Asking | Days on market |
|---|---|---|---|---|---|
II | 8 | 3 bed, 2 bath | 2,230 | $339,000 | 175 |
II | 8 | 2 bed, 2 bath | 1,782 | $335,000 | 8 |
I | 3 | 3 bed, 2 bath | 1,937 | $325,000 | 35 |
II | 17 | 3 bed, 2 bath | 1,937 | $325,000 | 64 |
I | 6 | 3 bed, 2 bath | 1,937 | $310,000 | 237 |
The five ask $310,000 to $339,000, a median of $325,000, and none is a four-bedroom unit. The two-bedroom listing asks $335,000 against two-bedroom closings of $245,000 and $262,000 in the same 12 months, which is the kind of gap 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 median Fairway Woods sale in the last 12 months closed at 96.34 percent of its list price, and only one of nine closed at full price. Over the full 48 months the median was 96.27 percent, and five of 31 sales closed at or above asking. Fairway Woods buyers negotiate, and they negotiate best with the same plan’s sales in hand.
Five listings against 9 closings in the last 12 months is about 6.7 months of supply, by our arithmetic. By the usual rule of thumb, more than six months favors buyers. The Forest as a whole carried about 7.7 months of supply on the same date. That gives a prepared buyer room to negotiate on a unit priced above its plan’s sales, and little room on one priced right.
The first window with ten or more closings is 24 months: 12 closings from September 24, 2024 to September 23, 2026 at a median of $365,000 (n=12, even, the mean of the middle pair $360,000 and $370,000), a median $135.08 per square foot (the mean of $133.36 and $136.81) and a median 95.13 percent of list (the mean of 93.98 and 96.27 percent). The 12 months before the last 12 recorded only three closings, all four-bedroom units, at a median of $380,000, 90.11 percent of list and 134 days on market. The mix of floor plans changed more than the market did.
With five listings and about nine 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 Fairway Woods home valuation or call Jesse direct at (239) 898-6072.
Fairway Woods condos have cost $240,000 to $595,000 over the last 48 months, a median of $350,000 on 31 MLS closings, and the floor plan explains most of the spread: two-bedroom units sold at a median $273,750, three-bedroom units at $335,000 and four-bedroom units at $390,000, while the four-bedroom plan carried the lowest price per square foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; closed sales September 24, 2022 to September 23, 2026)
Plan (bedrooms on the MLS record) | Closings, 48 months | Median sold | Median price per sq ft (MLS living area) | Median sold-to-list | Median days on market |
|---|---|---|---|---|---|
Two bedrooms | 10 | $273,750 (middle pair $262,500 and $285,000) | $146.47 | 96.85% | 47.5 |
Two bedrooms plus den | 2 | $340,000 ($325,000 and $355,000) | $163.49 | 95.74% | 0.5 |
Three bedrooms | 7 | $335,000 | $156.95 | 98.59% | 83 |
Four bedrooms | 12 | $390,000 (middle pair $385,000 and $395,000) | $135.89 | 94.21% | 38 |
Price per square foot is each sale’s sold price divided by its MLS living area, and the median of those per-sale ratios, never total dollars over total feet. Where n is even the median is the mean of the middle pair, named beside it.
The four-bedroom plan is the value case: the most space for the money and the lowest price per foot, $135.89 at the median. It also sells furthest below list, a median 94.21 percent over 48 months, so a buyer of a four-bedroom unit should expect the list price to move. In the last 12 months the four four-bedroom sales ran $370,000 to $395,000. The three-bedroom plan has sold closest to asking, a median 98.59 percent.
Section | Units | Closings, 48 months | Median sold | Median price per sq ft | Closings, last 12 months |
|---|---|---|---|---|---|
Section I | 40 | 8 | $309,500 (middle pair $294,000 and $325,000) | $138.54 | 3 |
Section II | 38 | 9 | $360,000 | $138.42 | 2 |
Section III | 40 | 14 | $352,500 (middle pair $350,000 and $355,000) | $151.38 | 4 |
A section median describes which units sold, not a premium for the section. Section I’s lower median reflects its mix of two-bedroom sales, and Section III’s higher price per foot partly reflects four of its sales falling in 2023, when prices across the attached side of The Forest were higher.
Calendar year | Closings | Median sold | Median price per sq ft | Median days on market |
|---|---|---|---|---|
2023 | 7 | $340,000 | $167.12 | 2 |
2024 | 12 | $314,500 (middle pair $299,000 and $330,000) | $143.48 | 50 |
2025 | 4 | $370,000 (middle pair $360,000 and $380,000) | $133.36 | 191 |
2026, to September 23 | 8 | $360,000 (middle pair $350,000 and $370,000) | $135.09 | 30.5 |
The price per foot fell from $167.12 in 2023 to the mid-$130s in 2025 and 2026, and time on market lengthened sharply in 2025 before shortening again in 2026. No Fairway Woods sale closed between late September and December 2022, the weeks after Hurricane Ian; the first closing in the window is January 10, 2023.
The county roll records every unit at one of three plans, 1,782, 1,937 or 2,962 heated square feet. MLS living area is entered by the listing agent, and several listings report 2,036, 2,123, 2,230 or 2,715 square feet for units the county records at one of the three plans. Every price per foot on this page uses MLS living area, because that is what an appraiser sees on the listing; compare plans on the county figure.
Lee County’s 2026 just values, a mass-appraisal figure for taxation and not a market price, run at medians of about $207,300 for the 1,782 plan, $219,317 for the 1,937 plan and about $289,600 for the 2,962 plan. Closed prices sit well above them, which is why an assessment is not a price.
You choose a Fairway Woods unit by reading its unit number first: the leading digit or digits are the building, never a floor, and the building tells you the section, the association you would join, the pool you would use and whether the building holds six units or eight. Then match the plan to your budget.
Unit 1705 is the fifth unit in building 17, not a seventeenth-floor apartment, and unit 302 is the second unit in building 3. Lee County records every Fairway Woods building at one and two stories. The tallest residential buildings in The Forest are Sparrowood’s three-story buildings on Cougar Run, so no unit number at Fairway Woods implies a high floor.
Building (unit numbers) | Street address, Fairway Woods Drive | Section | Association | Units |
|---|---|---|---|---|
1 (101 to 108) | 16431 | I | Fairway Woods I | 8 |
2 (201 to 208) | 16391 | I | Fairway Woods I | 8 |
3 (301 to 306) | 16341 | I | Fairway Woods I | 6 |
4 (401 to 406) | 16410 | I | Fairway Woods I | 6 |
5 (501 to 506) | 16430 | I | Fairway Woods I | 6 |
6 (601 to 606) | 16450 | I | Fairway Woods I | 6 |
7 (701 to 706) | 16321 | II | Fairway Woods II | 6 |
8 (801 to 806) | 16301 | II | Fairway Woods II | 6 |
9 (901 to 906) | 16281 | II | Fairway Woods II | 6 |
10 (1001 to 1006) | 16261 | III | Fairway Woods II | 6 |
11 (1101 to 1106) | 16241 | III | Fairway Woods II | 6 |
12 (1201 to 1206) | 16221 | III | Fairway Woods II | 6 |
13 (1301 to 1308) | 16201 | III | Fairway Woods II | 8 |
14 (1401 to 1408) | 16181 | III | Fairway Woods II | 8 |
15 (1501 to 1506) | 16260 | III | Fairway Woods II | 6 |
16 (1601 to 1606) | 16310 | II | Fairway Woods II | 6 |
17 (1701 to 1706) | 16330 | II | Fairway Woods II | 6 |
18 (1801 to 1808) | 16350 | II | Fairway Woods II | 8 |
Source: Lee County parcel roll, site address and unit on each of the 118 condominium parcels, queried September 2026; associations from the Florida Division of Corporations records for each association.
Every six-unit building holds two units of each plan. Every eight-unit building, buildings 1, 2, 13, 14 and 18, holds two 1,782-square-foot units, two 1,937-square-foot units and four 2,962-square-foot units, 20 of the neighborhood’s 46 four-bedroom units. A buyer set on the largest plan should watch those five buildings first.
The county roll records the 2,962-square-foot plan at one story and the 1,782 and 1,937 plans at two, and flags a garage on all 118 units. We report the county’s attribute exactly as recorded and draw no conclusion from it about which units are upstairs; garage size and configuration are not in the county record, so walk the unit and confirm both in person and in the declaration.
Section I’s common-element pool sits at 16440 Fairway Woods Drive, owned by the Fairway Woods I association. Sections II and III share a 0.565-acre recreation parcel with a pool at 16220 Fairway Woods Drive. Both are flagged with a pool on the county roll, and both are used without a club membership, because the club does not list a pool among its amenities.
Lee County also carries records for “Fairway Woods of Cross Creek,” a different condominium in a different Fort Myers golf community about 4.7 miles northeast. Records, permits and listings for that Fairway Woods are not this one; confirm the Fairway Woods Drive address in ZIP 33908 before reading any record.
The steps to buy a home in Fairway Woods are: 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.
Decide between the two-, three- and four-bedroom plans against their own sales, then read the building number for the section and association. The plan decides what you pay; the building decides which association, pool and set of rules come with it.
List the condominium association fee, 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 unit is on FEMA panel 12071C0438H in Zone AE at 11 feet. Ask for the building’s elevation certificate with the first disclosures, and quote flood insurance early if you are financing.
Build the inspection period around the documents: both estoppels, the condominium resale package and, where the declaration requires it, the association’s approval of your purchase. Section I’s restated articles give its association the power to approve or disapprove transfers as the declaration provides.
One estoppel certificate comes from your condominium association, Fairway Woods I or Fairway Woods II, and one from the master association, ordered through FirstService Residential’s resale and lender documents page. We order both the day you sign.
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, 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, 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 Fairway Woods owner pays two association bills, the condominium association (Fairway Woods I or II) 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 solid waste line, private sewer, county water, 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 special districts roster and MSTBU layer, queried September 2026)
Layer | Amount | What it covers | Where the amount lives |
|---|---|---|---|
Fairway Woods I or Fairway Woods II condominium association | Not published | building exteriors and roofs, master insurance, reserves, the neighborhood pool, grounds | association budget and estoppel certificate |
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 manager’s 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, Service Area 2 | non-ad-valorem line set by unit type | collection, disposal, recycling | |
Sewer (Forest Utilities, Inc., private) | Not published | wastewater | seller’s bills |
Bulk fiber (Hotwire) | Not published | internet and television | association or Hotwire bill |
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.
Each Fairway Woods association sets its own fee, which is not published; it appears in that association’s budget and resale estoppel certificate. Fairway Woods I and Fairway Woods II set separate budgets, so two units of the same plan in Section I and Section III can carry different fees. In a condominium this is usually the largest line, because the association insures and repairs the building, funds reserves and keeps the pool.
The master association does not publish its assessment. 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, $250,000 of taxable value owes $589.75 to the fire district, by our arithmetic. Lee County bills solid waste as a non-ad-valorem assessment in Service Area 2 and sets the charge by unit type, so read the condominium line on the unit’s own bill rather than a single-family figure.
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; its rates are not published online. The community has a Hotwire fiber arrangement; whether it is billed through the association is not published. Ask the seller for twelve months of water and sewer bills, and whether Hotwire appears on the association bill.
Each layer is a disclosure from a different party on a different billing cycle, and none of the association layers 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 inspection period ends.
A Fairway Woods seller must give you, under Florida Statutes 718.503, the declaration, articles of incorporation, bylaws and rules, the association’s most recent year-end financial information and the frequently asked questions and answers document, and you will also need two estoppel certificates: one from Fairway Woods I or II and one from the master association.
Data updated: September 2026 (Florida Statutes 718.503, 718.116 and 720.30851; Florida Division of Corporations filings, retrieved September 2026)
Because no Fairway Woods association publishes a fee, the budget is the first page that states your number. Read what it funds, the reserve schedule against 1980s buildings, the insurance line and whether any special assessment is levied or proposed. Neighborhood associations’ special assessments are not published; buyers can find them in the association’s estoppel certificate and meeting minutes.
Section I’s declaration is recorded at Official Records Book 1866, Page 644 and Section II’s at Official Records Book 2003, Page 3510; Section III’s is also in the Lee County Official Records. The declarations are not posted online. They hold the leasing terms, the pet rule, occupancy, alterations and the approval procedure for sales and leases, so read every amendment before you rely on an answer.
Fairway Woods I’s Amended and Restated Articles, adopted April 29, 2024 and filed July 12, 2024, give the association the power “To approve or disapprove the transfer, leasing and occupancy of units, as provided in the Declaration.” Fairway Woods II’s Amended and Restated Articles, adopted February 27, 2006, give one vote per unit and require that directors be members or the spouse of a member.
The condominium estoppel under section 718.116 states the fee, 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 online, under section 718.111. Fairway Woods I, with 40 units, and Fairway Woods II, operating 78, are both above that line, so ask each association where its posted records are 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 every Fairway Woods building at one and two stories. In The Forest only Sparrowood’s three buildings reach three stories, so Fairway Woods is 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.
Being outside the statutes means no milestone inspection report and no structural integrity reserve study to read at Fairway Woods, and it answers a question a lender or insurer reviewing a condominium may ask. It does not make reserves optional: the ordinary reserve rules still apply, and a 1980s building’s roof, paving and exterior still have to be paid for.
Ask each association for its current budget and reserve schedule, its most recent roof and paving work, its insurance declarations, and whether any special assessment is proposed or levied. Those are the documents that show whether a building finished between 1986 and 1991 has been kept up.
You check flood zone and insurance for a Fairway Woods condo against FEMA panel 12071C0438H, effective November 17, 2022, where every unit is 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 23, 2026; Lee County 2018 LiDAR spot elevations; FEMA CRS eligible communities list, April 2025)
Every Fairway Woods parcel reads Zone AE, inside the Special Flood Hazard Area and outside any floodway, on FEMA’s National Flood Hazard Layer. All three sections are on panel 12071C0438H. The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet, so older documents citing 10 feet predate the current map.
Fairway Woods section | Median ground, ft NAVD88 (range) | Base flood elevation minus median ground, ft (our arithmetic) |
|---|---|---|
Section I | 9.1 (7.8 to 9.3) | 1.9 |
Section II | 8.7 (8.4 to 9.2) | 2.3 |
Section III | 8.5 (8.2 to 9.2) | 2.5 |
Source: nearest 2018 LiDAR ground point to each parcel in Lee County’s spot elevations layer. The three Fairway Woods sections hold the three highest median ground readings of all 19 neighborhoods inside the gates. 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 deductible and whether the association carries flood coverage on the building. We do not publish premiums, because a premium quoted without those documents is a guess.
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. Fairway Woods 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 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(1), rate filings must include discounts for wind-resistive features such as opening protection, so a unit-level wind-mitigation report on the windows and doors is worth ordering.
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 structure under current flood rules, and new or substantially improved buildings must sit one foot above the base flood elevation. At Fairway Woods that line is 12 feet NAVD88, by our arithmetic, which is one more reason to read the association’s insurance and reserve documents.
The Hurricane Ian record for Fairway Woods is measured, not anecdotal: U.S. Geological Survey crews surveyed a high-water mark about 2.9 feet above ground at a Waters Edge building inside The Forest, no mark was surveyed at Fairway Woods, and no public record we reached says whether water entered any Fairway Woods unit.
The Waters Edge mark reads 9.5 feet NAVD88, per the USGS Short-Term Network record for Ian. Fairway Woods’ median ground is 8.5 to 9.1 feet by section, so by our arithmetic, if the water surface stood at Fairway Woods where it was measured at Waters Edge, it would have been under a foot above Fairway Woods’ median ground. That is arithmetic on two public figures, not a measurement taken at Fairway Woods.
Interior flooding depends on each building’s finished-floor elevation, which only an elevation certificate records. We do not treat listing descriptions of storm history as evidence. Ask the seller for the flood disclosure Florida law requires under section 689.302 and the association for its insurance claims history.
Fairway Woods, like all of The Forest, is in Lee County Evacuation Zone A, the first zone told to leave. The master association’s re-entry rules admit contractors with a prior pass or barcode after a storm. Seasonal owners should register a key holder with their condominium association before leaving for the summer.
For a Fairway Woods buyer, the non-bundled club means the unit and the golf are two separate decisions and two separate costs. Buying at Fairway Woods 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 Fairway Woods owner who never joins still gets the staffed gates and nightly patrol, the private streets and sidewalks, Ruthie’s Park and the neighborhood’s own pool. 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 about half a mile from Fairway Woods, 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, bocce and a fitness center.
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 Fairway Woods 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 at Fairway Woods 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 county 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 home is reassessed at just value. Forty-six of Fairway Woods’ 118 units carry a homestead exemption on the county roll, so many sellers’ bills understate what a new owner pays.
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 Fairway Woods is the San Carlos Park fire district. Compare total tax bills, not millage alone, when you weigh Fairway Woods against a newer community that carries a CDD.
The Fairway Woods rules that decide fit, leasing terms, pet limits, alterations and parking, are written in each association’s declaration and rules, which are not published online. Section I’s restated articles confirm an approval step for transfers, leases and occupancy as the declaration provides, so read the rules before your review period ends.
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 the date of any leasing amendment matters as much as its text. 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 Fairway Woods are set in each association’s declaration and rules, which are not published online, so we do not state a pet limit. 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 Fairway Woods, and this page makes no claim either way. Housing for older persons must meet the statutory tests in section 760.29, and neither association’s restated articles mentions one. Read the declarations before you rely on an answer.
Alterations that touch the building, windows, doors, flooring over another unit or the exterior normally need association approval under the declaration and rules. Ask for the written alteration procedure before you plan a renovation, and ask the seller for any approval letters for work already done, because a buyer inherits an unapproved alteration.
Parking rules inside Fairway Woods, including guest spaces and garage use, sit in each condominium association’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.
Fairway Woods and Waters Edge at The Forest are the two large-unit condominiums inside the gates. Buy at Fairway Woods for the most space per dollar, a garage on every unit, five listings to choose from today against one, and the highest ground in The Forest; buy at Waters Edge for a smaller 36-unit neighborhood with one-story villa-style homes and a market that has sold closer to asking.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and spot elevations layer, queried September 2026; FEMA National Flood Hazard Layer)
Question | Fairway Woods at The Forest | Waters Edge at The Forest |
|---|---|---|
What you own | A condominium unit in a one- and two-story building of six or eight units | A condominium unit in a two-story building, a one-story duplex or a one-story attached villa |
Homes | 118, in three recorded sections | 36, in two products under one condominium |
Built (county roll) | 1986 to 1991 | 1984 and 1985 buildings and duplexes; villas added in 1991 |
Median heated area (county) | 1,937 sq ft; plans of 1,782, 1,937 and 2,962 | 1,989 sq ft |
Association layers | Two: Fairway Woods I or II, plus the master | Two: the Waters Edge condominium association, plus the master |
Closings, 48 months to September 23, 2026 | 31 | 11 |
Median sold, 48 months | $350,000 | $425,000 |
Median price per sq ft, 48 months | $143.48 | $202.91 |
Median sold-to-list, 48 months | 96.27% | 97.94% |
Median days on market, 48 months | 42 | 11 |
Sold price range, 48 months | $240,000 to $595,000 | $280,000 to $520,000 |
Last 12 months | 9 closings, median $350,000, $136.81 a sq ft, 96.34% of list | 3 closings, median $425,000, $191.27 a sq ft, 99.05% of list |
Listings on September 23, 2026 | 5, asking $310,000 to $339,000 | 1, asking $325,000 |
Months of supply (our arithmetic) | About 6.7 | About 4 |
Median ground, ft NAVD88 | 8.5 to 9.1 by section | 6.6 (6.2 to 7.7) |
Flood map | Zone AE, 11 ft, panel 0438H | Zone AE, 11 ft, panels 0438H and 0576H |
Hurricane Ian | No surveyed high-water mark | USGS mark about 2.9 ft above ground at a building |
Roofs on the county record | No bulk re-roof record; ask the association | 2023 re-roof permits for every residential building and the pool house, recorded as Ian damage |
2026 median just value (county, not a price) | About $220,700 across all units | $300,820 |
Milestone and reserve-study statutes | Outside both (one and two stories) | Outside both (one and two stories) |
Club membership | Optional | Optional |
Source: Southwest Florida MLS Matrix closed and active records, pulled September 23, 2026, each sale resolved by address to its Lee County recorded instrument; median price per square foot is the median of each sale’s own ratio on MLS living area. Lee County parcel roll, spot elevations layer and permit index; FEMA panels effective November 17, 2022; USGS Ian high-water marks.
Choose Fairway Woods if you want the most interior space inside The Forest for the money, a three- or four-bedroom plan, a garage, a neighborhood pool, the highest ground in the community and five listings to choose from today, and you are comfortable reading two unpublished budgets on 1980s buildings. Choose Waters Edge at The Forest if you want a one-story villa-style home in a 36-unit neighborhood with 2023 re-roof permits on every residential building, and you accept a higher price per foot, lower ground and a single listing to choose from today.
Waters Edge’s 48-month range, $280,000 to $520,000, overlaps the whole of Fairway Woods’ four-bedroom band, $360,000 to $595,000. A buyer with about $400,000 can have either: at Fairway Woods it buys a 2,962-square-foot four-bedroom unit, and at Waters Edge a unit of about 2,000 square feet. The decision is space and ground against a newer roof and a villa layout.
Over the same 48 months Dove Hollow closed 10 sales at a median of $297,500 for units of about 1,419 heated square feet, Sparrowood 8 sales at $282,500 in the community’s only three-story buildings, and The Heron 16 sales at $380,000 (the mean of $375,000 and $385,000). Fairway Woods’ $143.48 median price per foot sits below all three.
We find you the right Fairway Woods unit by matching your budget to a floor plan and a building, watching a neighborhood of about nine sales a year 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.
A neighborhood median mixes a 1,782-square-foot two-bedroom unit with a 2,962-square-foot four-bedroom unit, so it tells a buyer very little. We show you what your plan has actually sold for, in which section and building, so you know whether your number buys an updated three-bedroom unit or an original four-bedroom one.
Four of Fairway Woods’ nine closings in the last 12 months came in February 2026, and the master association estimates The Forest’s population at about 1,000 year-round and about 2,000 in peak season. Seasonal owners often decide while they are here in winter, so we keep your criteria on file and alert you when a Fairway Woods unit comes to market, and when a Waters Edge or Heron home does, because many Fairway Woods buyers weigh both.
Some Fairway Woods owners prefer a quiet sale. When we learn of a unit before it reaches the MLS, 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 view from every window, the garage, the windows, doors and shutters, the air conditioning and water heater dates, and which pool comes with the building.
Ask Marc at (239) 287-5873 to set up a saved search for Fairway Woods 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 at Fairway Woods at partner level, with the same plan’s sales in hand, the listing’s days on market and price history, 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 recorded sales has to show why, with updates, a view or a better building. If it cannot, we write to the sales. The Fairway Woods listing at 237 days on September 23, 2026 and the three-bedroom sale that closed after 322 days in March 2026 are the market’s own evidence of how Fairway Woods treats a price above its sales.
An association facing a roof or paving project, a missing wind-mitigation report, an unapproved alteration 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 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. Neither association publishes its approval timeline, so we ask for it in writing on day one.
Closing costs when you buy at Fairway Woods 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 the 12-month median of $350,000 the owner’s premium at those rates is $1,825, 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 $350,000 with an 80 percent loan of $280,000, the note stamps come to $980 and the intangible tax to $560, by our arithmetic.
The condominium fee 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. 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.
Buyer’s agent compensation at Fairway Woods 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 section a building is in.
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, both estoppels ordered on day one, both budgets 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 Fairway Woods runs through The Forest’s staffed gates and the US 41 corridor of south Fort Myers: a Publix about 1.4 miles away, Southwest Florida International Airport about 16 minutes, Gulf Coast Medical Center about 9 minutes, and Bunche Beach Preserve about 19 minutes, measured as free-flow drives from The Forest Country Club’s address.
Data updated: September 2026 (routes computed September 23, 2026; Florida Department of Education 2026 school grades file)
The Main Gate on Forest Boulevard at Tamiami Trail 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.
Destination | 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 |
Southwest Florida International Airport terminal | 8.6 | 16 |
Coconut Point, Estero | 8.4 | 15 |
Bunche Beach Preserve | 10.0 | 19 |
Downtown Fort Myers River District | 10.3 | 21 |
Fort Myers Beach, Times Square | 10.7 | 21 |
Routes were computed from the club’s address, about half a mile from Fairway Woods, on the OpenStreetMap road network with no traffic model.
Lee County assigns students through zones of school choices, not a single school per address. Fairway Woods, 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, 13681 Doctors Way, is Lee County’s state-designated Level II trauma center, per the Florida Department of Health’s trauma center list. HealthPark Medical Center and Golisano Children’s Hospital share a campus about 5.8 miles from the club.
You get a personalized Fairway Woods 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, and set up alerts for Fairway Woods and the other condominiums inside The Forest.
Your budget against the same-plan sales, which plan, section 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 at Fairway Woods, we sequence both sides with one calendar. Owners inside The Forest can read how we sell homes in The Forest, and Fairway Woods owners moving within the neighborhood can start with how we sell Fairway Woods 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. None describes a Fairway Woods purchase. 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 Fairway Woods specialist matters when you buy because the price turns on the floor plan rather than the neighborhood median, the unit number names a building rather than a floor, the building decides which of two associations you join, no association publishes its fee, and every unit sits 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 Fairway Woods unit off a neighborhood median that mixes three plans, read unit 1705 as a seventeenth floor, quote one estoppel instead of two, miss which association a building belongs to, confuse the neighborhood with Fairway Woods of Cross Creek, 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 Waters Edge, The Heron and Dove Hollow.
These are the questions buyers ask most about Fairway Woods at The Forest, answered from the associations’ state filings, Lee County’s parcel, flood and tax records, FEMA’s map, 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 118-unit condominium neighborhood in three recorded sections inside The Forest, the gated golf community in south Fort Myers, built from 1986 to 1991 in 18 buildings of six or eight units, with three floor plans and a garage on every unit.
Inside the gates of The Forest, in unincorporated Lee County between US 41 and Island Park Road, ZIP 33908. Every address is on Fairway Woods Drive, about half a mile from The Forest Country Club’s clubhouse.
Nine MLS closings in the 12 months to September 23, 2026 ran $245,000 to $395,000, a median of $350,000; 31 closings in 48 months ran $240,000 to $595,000, also a median of $350,000.
Over 48 months, two-bedroom units sold at a median $273,750, three-bedroom units at $335,000 and four-bedroom units at $390,000, per the Southwest Florida MLS.
On September 23, 2026 the MLS showed five, asking $310,000 to $339,000, a median of $325,000, with no four-bedroom unit and no pending sale. Listings change weekly.
It leans toward buyers: five listings against nine sales a year is about 6.7 months of supply, and the median sale closed at 96.34 percent of list in the last 12 months.
Lee County records three plans: 1,782 heated square feet with two bedrooms (36 units), 1,937 with three bedrooms (36) and 2,962 with four bedrooms (46).
A median $136.81 per square foot of living area in the last 12 months and $143.48 over 48 months, the median of each sale’s own ratio. Four-bedroom units carry the lowest, $135.89 over 48 months.
Yes. The Lee County parcel roll flags a garage on all 118 units. Garage size and any association rule on its use are not in the county record.
No. The leading digits are the building: unit 1705 is the fifth unit in building 17. Every Fairway Woods building is recorded at one and two stories.
A Section I buyer (buildings 1 to 6) joins Fairway Woods I; a Section II or III buyer joins Fairway Woods II. Every owner also belongs to The Forest Property Owners’ Association.
Not published. Each association sets its own fee, which appears in its budget and resale estoppel certificate, and the master assessment is not published either.
Two: one from Fairway Woods I or Fairway Woods II and one from the master association. Florida caps the fee at $250 when nothing is delinquent, plus $100 for delivery within three business days.
No. The Forest is non-bundled, per the club’s membership page and the master association’s resident portal. You join only if you choose to.
The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry. Get them in writing before you rely on them.
Because membership is separate from home ownership, a club membership should not be assumed to transfer with a home. Treat the club’s written answer as the authority.
Yes, two. Section I has a common-element pool at 16440 Fairway Woods Drive, and Sections II and III share a recreation parcel with a pool at 16220 Fairway Woods Drive.
The state condominium registry names Rutenberg-Gnagey, Ltd. as the original developer of Section I, licensed June 3, 1986, and Arthur Rutenberg Corp. for Sections II and III, licensed July 14, 1987.
Yes. Every unit is in FEMA Zone AE, base flood elevation 11 feet NAVD88, on panel 12071C0438H, effective November 17, 2022.
With a federally regulated or insured mortgage, yes. Ask whether the association’s master policy includes flood coverage on the building. Unincorporated Lee County’s Class 5 rating cuts NFIP premiums 25 percent.
No public record we reached says whether water entered any Fairway Woods unit. USGS surveyed a mark about 2.9 feet above ground at a Waters Edge building; no mark was surveyed at Fairway Woods, which sits on higher ground.
No. Those requirements apply to condominium buildings three or more stories in height, and Lee County records every Fairway Woods building at one and two stories.
It depends on the declaration, which is not published online. Section I’s restated articles give its association the power to approve or disapprove leasing as the declaration provides, so expect an approval step.
Pet rules are set in each association’s declaration and rules, which are not published online, so we do not state a limit. Ask for the pet rule in writing before you sign.
No public record we reached establishes an age restriction at Fairway Woods, and this page makes no claim either way. Read the declarations before you rely on an answer.
Budget from your purchase price, not the seller’s bill, because the Save Our Homes cap follows the owner. Add the San Carlos Park fire levy of 2.3590 mills; there is no CDD.
If the unit is your permanent residence on January 1, the exemption removes up to $50,000 of assessed value and starts the Save Our Homes cap. Apply by March 1; 46 of the 118 units carry one today.
No. Fairway Woods has a Fort Myers mailing address, but every parcel is in unincorporated Lee County, which handles zoning, permits and flood-plain rules.
Lee County Utilities’ water service area covers The Forest, and sewer comes from Forest Utilities, Inc., a private utility whose rates are not published online.
Fairway Woods sits in Lee County’s Elementary Zone O, Middle School Zone MM and High School South Zone 2. Confirm choices for a specific address with the district.
About 8.6 miles and 16 minutes to the Southwest Florida International Airport terminal and about 10 miles and 19 minutes to Bunche Beach Preserve, free-flow from the club’s address.
No. Fairway Woods of Cross Creek is a different condominium in a different Fort Myers golf community about 4.7 miles northeast. Confirm the Fairway Woods Drive address in ZIP 33908.
Guests, including buyers and agents, are pre-registered through the DwellingLive visitor system. We arrange access before we schedule a showing.
The purchase contract decides who pays for the owner’s policy and who chooses the title agent. The premium itself is set by the state’s promulgated rates.
Yes, with an MLS agent. Since August 17, 2024, a written buyer agreement stating the agent’s compensation must be in place before a tour, and compensation is negotiable.
Fairway Woods is larger and cheaper per foot, $143.48 against $202.91 over 48 months, with higher ground; Waters Edge is a 36-unit neighborhood that sold closer to asking.
Choose your plan and budget against the same-plan sales, decide whether you want the club, and set up alerts. Call Marc Comisar at (239) 287-5873.
Every Fairway Woods figure on this page traces to a primary source below, listed as of September 26, 2026: the associations’ filings with the Florida Division of Corporations and the state condominium registry, Lee County’s parcel, 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 Fairway Woods buyer always opens the official, current copy. We host nothing ourselves. The three recorded declarations, each association’s bylaws, rules, budget and reserve schedule, and the master association’s homeowner documents are not posted publicly; they come with the resale package.
Document | What it tells a Fairway Woods buyer | Official authority |
|---|---|---|
Fairway Woods at the Forest I Amended and Restated Articles (filed July 12, 2024) | Section I’s powers, including approval of transfers and leases as the declaration provides | |
Fairway Woods at the Forest II Amended and Restated Articles (filed April 28, 2006) | Sections II and III association’s voting, director rules and amendments | |
Fairway Woods at the Forest I 2026 annual report | Section I association’s current corporate filing | |
Fairway Woods at the Forest II 2026 annual report | Sections II and III association’s current corporate filing | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | Gate staffing, board seats for Fairway Woods I and II, re-entry rules | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | The flood map panel for every Fairway Woods unit | |
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 Fairway Woods 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 |
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 Fairway Woods sits inside the south Fort Myers market we work every week. The first conversation costs nothing, and it usually saves a buyer more than any negotiation later.
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.