Updated September 2026
Buying in Forest Glen means buying into a homeowner-owned golf club along with the house, two or three associations with their own estoppels, and a flood zone that changes building by building. McGreevy and Comisar walk you through all of it from the record. Start your buyer consultation or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Forest Glen, the gated golf community of 799 homes at Collier Boulevard and Beck Boulevard in East Naples, Collier County, Florida 34114, means buying into a homeowner-owned club along with the house. The master association owns the Arthur Hills Signature course, the clubhouse and about 352 acres of preserve, membership comes with the home, and most homes sit under two or three associations, each with its own budget and estoppel. This page is the purchase path, neighborhood by neighborhood. For the community itself, its history, governance, course and storm record, read our Forest Glen community guide.
If you are still choosing an agent, our guide to the best real estate agents in Naples sets the city's teams side by side on the public record. If you already own inside the gates and are selling to buy again, start with how we sell Forest Glen homes and a data-backed valuation of your Forest Glen home. Weighing another East Naples golf purchase too? Our Naples Lakes Country Club buyer guide and our Verona Walk buyer guide apply the same record-first method a few miles away.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you tour a single home we will show you which of the seven neighborhoods fits how you live and which documents decide what it really costs.
Buying a home in Forest Glen takes four things most Naples purchases do not: choosing among seven neighborhoods with different legal forms, ordering two or three estoppel certificates, reading association budgets that no Forest Glen association publishes, and checking the flood zone of the exact building, because FEMA maps some buildings Zone AH and others Zone X.
Data updated: September 2026 (Southwest Florida MLS, retrieved 26 Sep 2026; Florida Department of Revenue 2026 preliminary tax-roll file; Collier County 2026 preliminary roll; FEMA National Flood Hazard Layer, read September 2026).
Everything below comes from county, state and federal records, the club's own public pages and the Southwest Florida MLS pulled September 26, 2026. Where the public record stops, this page says so and names the document that holds the answer. Current Forest Glen dues are not published on any first-party page, and we do not repeat the figures that circulate online.
Forest Glen has a main entrance on Collier Boulevard at Forest Glen Boulevard and a rear gate on Beck Boulevard at Periwinkle Way, both drawn on the Forest Glen Golf and Country Club site map. Behind them are seven neighborhoods, seven different purchases:
Living areas and build years are from the Florida Department of Revenue 2026 preliminary tax-roll file; unit counts reconcile to 799 on the Florida DBPR condominium filings extract (658 condominium units in 13 condominiums) and the county roll (141 platted lots). Britannia's buildings are four stories and the Barrington and Bishopwood buildings two, based on unit numbering and building records.
Twenty-one active associations govern Forest Glen: the master association, 13 condominium associations and 7 neighborhood or commons associations. A Britannia, Bishopwood or Barrington owner answers to three boards (master, neighborhood or commons, and condominium); a Periwinkle Villas or Jungle Plum owner answers to two. Each layer has its own recorded documents, budget and estoppel, so a condominium purchase here can involve three estoppel certificates and a house purchase two.
Four absences decide purchases here. There is no Community Development District, so no CDD bond assessment appears on any Forest Glen tax bill, per the Collier County Community Development Districts layer. There is no marina, boat slip or beach club. There is no age restriction in any public record we reviewed; confirm it in the recorded declaration. And there is no published dues schedule: the club keeps its golf pages behind a member login, so the numbers come from the budgets and the estoppel for the home you choose.
Forest Glen of Naples is the recorded plat name of this community in East Naples, ZIP 34114. Some listing and data sites file a “Forest Glen of Naples” under Golden Gate and attach an HOA figure, a price and a flood score to it; those figures do not describe this community. A listing addressed on Beck Boulevard is not a Forest Glen home either: all 799 homes are addressed on seven interior streets.
McGreevy and Comisar represent Forest Glen buyers from the record outward: the association filings, the Collier County roll, the Florida Department of Revenue sales file, the Southwest Florida MLS and FEMA's building-level flood map. We have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, across Lee and Collier County.
Those are career numbers across Lee and Collier County, not a claim about any one community. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
You will not find a McGreevy and Comisar sales count for Forest Glen on this page, or a story about a Forest Glen buyer we represented. We have none on record to publish here, and we will not invent one. What we give you instead is the whole market, sale by sale, from two independent public systems, the Southwest Florida MLS and the state's recorded-sales file, with the source and date beside every figure.
We are a top-reviewed Southwest Florida real estate team. The quotes below are genuine verified Google reviews in the client's own words; none describes a Forest Glen purchase, and every review is on our Google Business Profile.
★★★★★ “Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Verified Google review
★★★★★ “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!” Verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
Forest Glen's dues, neighborhood fees and condominium budgets sit in documents no association posts publicly. What we owe you is specific: every estoppel requested the day the contract is signed, each association's budget, minutes and insurance declarations page requested by name, the FEMA zone of the building rather than the street, the Structural Integrity Reserve Study for a Britannia unit, and a carrying cost built on the tax bill you will pay rather than the seller's.
This Forest Glen buyer page runs in the order a purchase actually happens: the market, the price of each neighborhood, the association layers and closing charges, membership, the documents, flood, insurance, storms, taxes and rules, financing, and then how we find, negotiate and close. Jump to any section below.
We track Forest Glen through two independent records rather than a portal: the Southwest Florida MLS, which counted 32 closings in the twelve months to September 26, 2026, and the state's recorded qualified sales, which counted 45 sales dated 2025 and 2026 in the Florida Department of Revenue file. Both are published here, labeled, and never blended.
Data updated: September 2026 (Southwest Florida MLS, retrieved 26 Sep 2026; Florida Department of Revenue 2026 preliminary tax-roll file, latest sale month April 2026; Collier County recorded sales index, newest sale 29 Jun 2026).
In the last 12 months we tracked every Forest Glen closing in both systems: 32 MLS closings and 13 active listings on the Forest Glen development record, and the county's recorded, state-qualified sales, 27 of them from September 2025 through June 29, 2026 at a median of $410,000, from $245,000 to $990,000. The Florida Department of Revenue file, which keeps the two most recent sales on each parcel, holds 45 qualified sales dated 2025 or 2026 at a median of $445,000.
The state keeps as qualified only the deeds it grades as arm's-length market sales, so gifts and trust transfers drop out, while the MLS counts only homes listed through the MLS. The windows differ, and recent deeds are coded late, so every trailing county count is a floor. Our rule: the county for what sold and at what price, the MLS for how long it took and how close to asking it closed.
Every figure on this page describes the Forest Glen market, not McGreevy and Comisar. A buyer deciding what to offer on a Britannia condominium needs the Britannia record, not an agent's scoreboard, and when we sit down with you we show the source line for every figure we use.
The Forest Glen market favors a prepared buyer. The Southwest Florida MLS recorded 32 closings in the trailing twelve months, $13,045,900 in volume, a median sold price of $394,000, a median 47.5 days on market and a median sold-to-list ratio of 93.49 percent, against 13 active listings on September 26, 2026, about 4.9 months of supply.
Data updated: September 2026 (Southwest Florida MLS, retrieved 26 Sep 2026).
Measure, twelve months to September 26, 2026 | Southwest Florida MLS |
|---|---|
Closed listings | 32 |
Total closed volume | $13,045,900 |
Median sold price | $394,000 |
Sold price range | $245,000 to $650,000 |
Median days on market | 47.5 (even count, mean of the middle pair) |
Median sold-to-list, against final list price | 93.49% |
Closings at or above final list price | 4 of 32 |
Median price per square foot of living area | $242.68 |
Active listings on September 26, 2026 | 13, listed $247,777 to $799,000, median list $319,900 |
Months of inventory | 4.9 |
The community-wide median describes a market where condominiums dominate the trades: no single-family home closed on the MLS in the window, so the $394,000 median is a condominium and villa figure.
At the median, Forest Glen buyers closed at about 93.5 percent of the final asking price, and only 4 of 32 closed at or above it. Because the ratio is measured against the final list price, a home that was cut before a buyer arrived still shows a strong ratio, so we pull every home's full listing history, not only its current price. With 4.9 months of supply, a full-price offer should be a decision made on the comparables, not a reflex.
The 47.5-day median hides a wide spread. Barrington coach homes sold in a median 33 days and the Periwinkle villas in 36, while Britannia took 53 and Bishopwood East 105. Twelve of the 32 closings went under contract within 30 days and four took more than 180. A well-priced villa may not survive a weekend; a Bishopwood East garden home often gives you time to read three sets of documents before you write.
Thirteen Forest Glen homes were active on September 26, 2026. This page publishes the shape of that inventory by price band rather than addresses that go stale within days.
Asking price band | Active listings | Neighborhood |
|---|---|---|
Under $300,000 | 5 | Britannia condominiums |
$300,000 to $399,999 | 4 | three Bishopwood East garden homes, one Britannia condominium |
$400,000 to $599,999 | 3 | two Barrington coach homes, one Bishopwood East garden home |
$600,000 and above | 1 | one Jungle Plum East home at $799,000 |
The median active listing had been on the market 169 days on the pull date, and six of the thirteen were in Britannia. No Periwinkle villa and no Bishopwood West coach home was active. For the live list, search current listings on the team's home search site, DomainRealtyGroup.com.
The most recent closing on the MLS pull is a public-record sale, not one of ours, and it shows how the fastest Forest Glen product trades. On September 11, 2026, a three-bedroom Periwinkle villa of 1,534 square feet of MLS living area closed at $475,000, its full list price, after 5 days on market.
The highest MLS closing was a Periwinkle villa of 1,688 square feet, listed at $675,000, which closed on November 24, 2025 at $650,000 after 203 days. The lowest was a two-bedroom Britannia condominium of 1,170 square feet, listed at $275,000, which closed on April 2, 2026 at $245,000 after 133 days. The spread is why this page prices by neighborhood, never by community.
Fifteen of the 32 MLS closings landed from November through April, with March the busiest month at seven. The club's own Rentals Wanted board shows repeat seasonal renters asking for February and March stays, so the buyer who is financed and known to the listing side before January hears about the right home first.
A Forest Glen home costs what its neighborhood costs. On the Southwest Florida MLS the twelve-month medians run from $279,900 for a Britannia condominium through $386,000 in Bishopwood East and $540,000 in Barrington to $550,000 for a Periwinkle villa, and the state's recorded sales put Jungle Plum East houses at an $835,000 median.
Data updated: September 2026 (Southwest Florida MLS, retrieved 26 Sep 2026; Collier County recorded sales index, newest sale 29 Jun 2026; Florida Department of Revenue 2026 preliminary tax-roll file).
Neighborhood | Closed, 12 months | Median sold | Sold range | Median days on market | Median sold-to-list | Median $ per sq ft, MLS living area | Active on Sep 26 | Months of inventory |
|---|---|---|---|---|---|---|---|---|
Britannia | 11 | $279,900 | $245,000 to $365,000 | 53 | 93.19% | $210.14 | 6 | 6.5 |
Bishopwood East | 7 | $386,000 | $280,000 to $410,000 | 105 | 93.01% | $241.40 | 4 | 6.9 |
Bishopwood West | 1 | $450,000 | one sale | 98 | 95.77% | $240.77 | 0 | none active |
Barrington | 6 | $540,000 | $490,000 to $560,000 | 33 | 94.17% | $260.94 | 2 | 4.0 |
Periwinkle Villas | 7 | $550,000 | $475,000 to $650,000 | 36 | 96.30% | $325.83 | 0 | none active |
Jungle Plum East and West | 0 | no MLS closing | no MLS closing | none | none | none | 1 | not computed |
All Forest Glen | 32 | $394,000 | $245,000 to $650,000 | 47.5 | 93.49% | $242.68 | 13 | 4.9 |
Months of inventory is active listings divided by the average monthly closings, our arithmetic on the MLS rows. In Bishopwood East the two second-floor closings sold at $280,000 each and the five ground-floor closings at a median of $388,000; the plans differ in size, so floor and plan both matter.
Forest Glen produced 32 MLS closings in twelve months at a median sold-to-list of 93.49 percent, and Barrington coach homes sold in a median 33 days. The buyer who wins the right home is the one already financed, already holding the estoppel and budget checklist for that neighborhood, and already clear on the building's flood zone.
Buying? Read how we represent buyers in Naples, then call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. Selling a home inside the gates to buy another? Start with a valuation of your current Forest Glen home and call Jesse direct. We have been Top 1% Real Estate Agents Nationally Since 2008.
Collier County's recorded, state-qualified sales give a second price record, with windows widened until each neighborhood has ten or more sales. Periwinkle and Jungle Plum sit in the Forest Glen of Naples plat and cannot be separated in the county index, so their rows come from the state's 2026 preliminary tax-roll file, 2025 and 2026 sales.
Neighborhood | Record and window | Qualified sales | Median | Range |
|---|---|---|---|---|
Britannia | County recorded sales, 24 months from September 2024 | 22 | $340,000 | $245,000 to $419,500 |
Bishopwood East | County recorded sales, 24 months | 13 | $404,000 | $304,000 to $460,000 |
Bishopwood West | County recorded sales, 36 months from September 2023 | 12 | $594,000 | $450,000 to $750,000 |
Barrington | County recorded sales, 24 months | 11 | $535,000 | $460,000 to $570,000 |
Periwinkle Villas | State tax-roll file, 2025 and 2026 sales | 5 | $550,000 | $500,000 to $650,000 |
Jungle Plum East | State tax-roll file, 2025 and 2026 sales | 5 | $835,000 | $760,000 to $990,000 |
Jungle Plum West | State tax-roll file, 2025 and 2026 sales | 0 | no qualified sale | no qualified sale |
All Forest Glen | County recorded sales, 12 months from September 2025 | 27 | $410,000 | $245,000 to $990,000 |
Five sales are a handful, not a market, so read the Periwinkle and Jungle Plum East medians as directional. Bishopwood West's county median runs above its single MLS closing because the 36-month window includes larger coach-home sales from 2023 and 2024.
No Jungle Plum East or Jungle Plum West home closed on the MLS in the twelve months to September 26, 2026, and one Jungle Plum East home was active at $799,000. A widened MLS window for the two single-family streets, the days on market and sold-to-list a house buyer needs, was not pulled for this page. Information not available at time of publishing (checked 2026-09-26). The recorded sales above are the price record for those streets until that pull is published.
Read together, the two records sort Forest Glen into five bands. They are a planning frame, not a price list.
Band | Neighborhood and living area | MLS record, twelve months | County or state record |
|---|---|---|---|
Entry | Britannia, 1,170 to 1,567 sq ft | 11 closings, $245,000 to $365,000, median $279,900 | 22 qualified in 24 months, median $340,000 |
Lower middle | Bishopwood East, 1,261 to 1,599 sq ft | 7 closings, $280,000 to $410,000, median $386,000 | 13 qualified in 24 months, median $404,000 |
Middle | Barrington and Bishopwood West, 1,869 to 2,193 sq ft | 7 closings, $450,000 to $560,000 | Barrington median $535,000; Bishopwood West median $594,000 |
Upper middle | Periwinkle Villas, 1,534 to 1,879 sq ft | 7 closings, $475,000 to $650,000, median $550,000 | 5 qualified, median $550,000 |
Single-family | Jungle Plum East and West, 2,176 to 4,284 sq ft | no MLS closing; one active at $799,000 | 5 Jungle Plum East sales, median $835,000 |
The MLS divides by the living area an agent enters; the county values each condominium plan on its own base area, so the two denominators cannot be restated against each other. Inside the MLS record, the Periwinkle villas trade at the highest rate per foot, about $326, Barrington at about $261, the two Bishopwood neighborhoods near $241 and Britannia at about $210, so most of the gap between a Britannia unit and a coach home is size and building type.
Owning a Forest Glen home costs quarterly master association and club dues, a neighborhood or commons association fee, a condominium fee in four of the seven neighborhoods, occasional special assessments, property tax at 10.5058 mills for 2025, and insurance. No Forest Glen association publishes its current dues; the budget and estoppel for a specific home state them.
Data updated: September 2026 (Forest Glen Master Board notice on the 2016 outdoor dining facility; Florida Department of Revenue 2025 Collier millage codes; Collier County Community Development Districts layer; Florida DBPR estoppel fee schedule, read September 2026).
Layer | Who bills it | Who pays | Published amount |
|---|---|---|---|
Master association and club dues | Forest Glen Golf and Country Club Master Association, quarterly | Every home | Not published on any first-party page |
Neighborhood or commons association | One of seven associations | Every home | Not published |
Condominium association | One of 13 associations | Britannia, Bishopwood East, Bishopwood West and Barrington owners | Not published |
Master special assessment | Master association, on the dues statement | Every member, as voted | $1,290 per member in 2016, historical |
Property tax | Collier County Tax Collector, November bill | Every home | 10.5058 mills adopted for 2025 |
Community Development District | None | None | No CDD covers Forest Glen |
Figures presented online as Forest Glen “bundled golf dues,” HOA fees, initiation ranges, a “fund fee” or a “capital contribution” cite no budget, estoppel or association document, and they disagree with each other, so this page does not repeat any of them. The honest answer is that dues vary by neighborhood and building, are billed by up to three associations, and are stated for a specific home on its budgets and estoppel certificates.
Forest Glen pays for large club projects by assessing every member through the master association, on the quarterly statement. In 2016 the master board approved a $949,376 outdoor dining facility (plus $80,000 contingency) and assessed every member $1,290, billed $215 a quarter for six quarters, per the Forest Glen Master Board notice on the 2016 outdoor dining facility. That charge is historical; it shows the mechanism a buyer should ask about.
A 2017 amendment to the master declaration, recorded July 5, 2017 at Official Records Book 5411, Page 1883, sets a special-assessment or capital-improvement spending limit of $400,000, indexed to the Consumer Price Index from 2019, above which member approval rules apply. The association can state the current indexed figure, and a buyer's attorney should read the amendment's voting text.
No Community Development District covers Forest Glen, so no CDD bond or operating assessment appears on its tax bills; the county layer returns only Caymas, the newer community to the south, near the footprint. Forest Glen's roads, gates, drainage and preserves are maintained through association budgets instead, which is one more reason to read them.
An illustration, labeled plainly: a first-year property tax at the adopted 2025 millage of 10.5058 on a taxable value equal to each neighborhood's median price, with no exemption. It is our arithmetic to show the reset, not a quote, and the county's assessed value usually lands below the price paid.
Neighborhood | Median price used | Illustrative tax at 10.5058 mills | Still to add |
|---|---|---|---|
Britannia | $279,900 (MLS) | about $2,941 | master dues, Britannia neighborhood fee, condominium fee, HO-6 insurance |
Bishopwood East | $386,000 (MLS) | about $4,055 | master dues, neighborhood fee, condominium fee, HO-6 insurance |
Bishopwood West | $450,000 (MLS, one sale) | about $4,728 | master dues, commons fee, condominium fee, HO-6 insurance |
Barrington | $540,000 (MLS) | about $5,673 | master dues, commons fee, condominium fee, HO-6 insurance |
Periwinkle Villas | $550,000 (MLS) | about $5,778 | master dues, neighborhood fee, homeowners, wind and flood insurance |
Jungle Plum East | $835,000 (state file) | about $8,772 | master dues, neighborhood fee, homeowners, wind and flood insurance, $261.91 county garbage charge on a 2025 bill |
A homestead exemption, if you qualify and file, lowers the tax column; the association layers and insurance raise the total. We build the full line for the specific home once the budgets arrive.
Ask for five documents: the estoppel certificate from each association, each association's adopted budget, the condominium's insurance declarations page, the condominium's reserve schedule or structural study, and the latest board minutes. The club office at (239) 348-1332 handles the master association; Cambridge Management handles the Barrington, Bishopwood and Britannia layers, Complete Property Management of SW Florida handles Jungle Plum East, and Tropical Isles Management handles Jungle Plum West and Periwinkle Villas, per the state corporate records. Confirm the current manager with the seller.
Whether a Forest Glen purchase carries a capital contribution, fund fee or resale transfer fee, and how much, is not stated in any first-party document we found. If any such charge applies to a sale, it will appear on the master association's estoppel certificate for that home, which is why we order it the day the contract is signed.
Data updated: September 2026 (Forest Glen Golf and Country Club public pages and master association filings, reviewed September 2026; Florida Statutes 720.30851 and 718.116).
The estoppel is the association's written statement of what is owed on one home at closing: regular dues, any special assessment in force, any transfer or capital charge, and the account balance. It binds the association to those figures for the stated period, so it is the only reliable place to read a Forest Glen closing charge.
Amounts for a Forest Glen fund fee and a new-member capital contribution have circulated online, attributed to unnamed sources. We could not tie either to a budget, estoppel or membership document, so we do not publish them, and neither should a buyer rely on them. The same goes for claims of “no initiation fee” or a “deeded” membership: no recorded document we read says either.
The widely used Florida Realtors and Florida Bar contract assigns estoppel fees to the seller and association transfer charges to the buyer unless the parties agree otherwise, and every cost line is negotiable. If the estoppel reveals a charge you did not budget, we raise it in writing inside the inspection period, with the certificate attached.
Renters get club privileges through a golf or social membership transfer, and owner listings on the club's Properties for Rent board state that the renter pays the club's transfer fee. The club does not publish the amount. A buyer planning to lease should ask the club office for it and ask each association about its own lease application fee.
Forest Glen club membership comes with ownership: the club describes the community as “a gated, membership-inclusive community,” and the homeowners' master association that runs the club holds title to the course and clubhouse. The exact membership classes are set in the recorded declaration and club documents, which a buyer receives in the resale package.
Data updated: September 2026 (Forest Glen Golf and Country Club Real Estate page and official website; Collier County parcel layer; Florida State Golf Association course record, read September 2026).
The club's Real Estate page calls Forest Glen membership-inclusive, and the 2016 all-member assessment confirms that every home carries a share of club costs. A household that never plays still shares the club's budget and its capital projects, so decide whether you will use the club before you choose Forest Glen.
Forest Glen Golf and Country Club Master Association, Inc., a Florida not-for-profit filed in 1999, owns about 578 acres in 17 parcels, including the 18-hole course, the clubhouse, the maintenance site, the private roads and all eight preserve tracts, per the Collier County parcels owned by the master association. Residents have controlled its board since early 2005, so no outside operator can sell the course from under the homes.
We do not call Forest Glen an equity club, because no refundable equity certificate appears in any document we read. The accurate description is a homeowner-owned club: the owners, through the master association, own the course and clubhouse outright, and the membership's value is carried in the price of the home.
The course opened in 1999 on a Gordon Lewis layout, was redesigned by Arthur Hills and Steve Forrest and reopened December 1, 2008 as an Arthur Hills Signature course, and was refined by Ron Forse Design for the club's 25th anniversary in 2024, when the greens were converted to TifEagle. The club lists it at 6,820 yards, 18 holes, par 72 per GolfNow's listing, and the Florida State Golf Association record rates the Black tees 73.8 with a 146 slope. Golfer reviews ranked it No. 2 in Florida in the GolfPass Golfers' Choice 2023 list.
The club runs four dedicated, lighted pickleball courts, a USPTA-led tennis program on the four courts its site map draws beside the clubhouse, league bocce on clay courts, a clubhouse pool and a fitness center open 24 hours. Dining runs through the Main Dining Room in season and Eagles Nest, the outdoor venue between the 9th and 18th holes, per the club's staff directory and hours and pickleball program. Whether a food and beverage minimum or cart fees apply is not published.
Although private, the course appears on public tee-time marketplaces and qualified for GolfPass's public-access rankings; the club does not publish its public-play or guest policy. A buyer who wants a strictly members-only course should ask the club office how off-season outside play is handled.
Buying in Forest Glen runs in nine steps: choose the neighborhood, budget its association layers, check the building's flood zone, write the offer with the right calendar, order every estoppel, request each association's documents, clear inspections and insurance, confirm the tax reset, and close. Each step below names the document that settles it.
Data updated: September 2026 (Florida Statutes 718.116, 718.503, 720.30851 and 720.401, current text; FEMA National Flood Hazard Layer, read September 2026).
Britannia is the entry band and the only elevator product; Bishopwood East offers two-story garden-home condominiums; Barrington and Bishopwood West are larger two-story coach homes; Periwinkle Villas are fee-simple twin villas; Jungle Plum East and West are the single-family streets. The neighborhood fixes your association layers, your comparable set and, for condominiums, your building's safety-law status.
Put a line on paper for each layer before touring: master dues, the neighborhood or commons fee, and for a condominium the condominium fee. Ask the listing side for the current quarterly statements, because none is published, and ask whether any special assessment is being billed.
Several condominium buildings map Zone AH and the single-family streets Zone X. Look up the specific building and ask the seller for any FEMA letter dated after February 8, 2024.
Make the inspection period long enough for every estoppel, each association's budget and minutes, and insurance quotes, and price against the neighborhood's record rather than the asking price alone.
Order the master certificate through the club office and the neighborhood and condominium certificates through the management company the same day. A missing estoppel is one of the most common reasons a closing date slips.
Request the declarations, bylaws and rules, the budgets, the latest minutes, the condominium's insurance declarations page and reserve schedule, and for Britannia the Structural Integrity Reserve Study and any milestone inspection report.
Budget for a general inspection, a wind mitigation inspection and a four-point inspection where a carrier asks for one. Every home was built from 1999 to 2005, so roof age, opening protection and air conditioning drive both the inspection and the quote.
Estimate your first full-year tax from your price at current millage, not from the seller's bill, and plan to file for homestead if the home will be your permanent residence.
The closing agent settles each association's figures from the estoppels. After closing, register with the club office for member access and with each association for billing, gate credentials and building rules.
A Forest Glen buyer should request every estoppel certificate, each association's declaration, rules, budget and latest minutes, the disclosure the governing statute requires, and for a condominium the insurance declarations page and reserve file. With up to three associations over one home, this document set is larger than in most Naples communities, so order it early.
Data updated: September 2026 (Florida Statutes 718.116, 718.503, 720.30851 and 720.401, current text; Florida DBPR estoppel certificate fee schedule, read September 2026).
A Jungle Plum or Periwinkle purchase needs two estoppels: the master association and the neighborhood association. A Britannia, Bishopwood or Barrington purchase needs three: the master association, the neighborhood or commons association, and the condominium association. Only the condominium certificate under Florida Statutes 718.116 shows condominium dues and special assessments.
Under Sections 718.116 and 720.30851, a standard certificate for a current account is capped at $299, an expedited certificate may add $119, and a delinquent account may add $179, per the Florida DBPR estoppel certificate fee schedule. Every Forest Glen association is subject to that cap.
The master, neighborhood and commons associations operate under Chapter 720. Section 720.401 requires a disclosure summary to be presented to a prospective buyer before the contract is signed, and a buyer who does not receive it may void the contract within 3 days of receiving it or before closing, whichever comes first. The 13 condominiums operate under Chapter 718, where Section 718.503 entitles a resale buyer to the declaration, articles, bylaws, rules, financial statement, budget, the frequently asked questions document and, where applicable, the most recent structural integrity reserve study. Our seller page for Forest Glen describes the same duty from the seller's side, and the two never differ on who owes what.
The budget shows the recurring fee and the reserves; the minutes show what the board is planning; the insurance declarations page shows whether a condominium master policy carries flood coverage and how large the named-storm deductible is. Read all three before your deposit goes hard.
A Britannia buyer should check the building's Structural Integrity Reserve Study, its reserve schedule and any milestone inspection timing, because Britannia's nine four-story buildings are the only Forest Glen buildings under Florida's condominium safety laws. All four Britannia associations appear in the state's SIRS reporting database, and reserve funding under those studies can raise the condominium fee.
Data updated: September 2026 (Florida DBPR SIRS reporting database; Florida Statutes 553.899 and 718.112, read September 2026).
Florida's milestone inspections apply to condominium buildings of three habitable stories or more, due by December 31 of the year a building turns 30 from its certificate of occupancy and every 10 years after, under Florida Statutes 553.899. Britannia's first milestone inspections fall due in the early to mid 2030s; we do not publish a year per building, because the year a building was finished is not the same as its certificate date.
All four Britannia associations appear in the Florida DBPR SIRS reporting database, meaning each has reported a study, under Florida Statutes 718.112. The listing proves a study was filed, not what it says. Read the study, the reserve schedule it drives and any related special assessment in the resale package.
The two-story Barrington and Bishopwood buildings fall outside the milestone and SIRS laws and stay under Florida's general condominium reserve rules. For a buyer who wants a condominium without the SIRS layer, that is a real difference inside the same gate.
Britannia is the only elevator product in Forest Glen. The Bishopwood and Barrington buildings are two stories, so a second-floor unit there means stairs; ask which floor a listing sits on, and check the carport or garage assignment in the condominium documents.
Forest Glen is on FEMA flood map panel 12021C0418J, effective February 8, 2024, and it is a mix of Zone AH, a Special Flood Hazard Area of shallow ponding, shaded Zone X and unshaded Zone X. The zone varies building by building: several condominium buildings map AH, while the Jungle Plum and Periwinkle streets map Zone X.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Collier County structure-level address points, read September 2026).
Neighborhood | Buildings or addresses mapped Zone AH on the 2024 map | The rest |
|---|---|---|
Barrington | 13 of 23 buildings | Zone X, one shaded |
Bishopwood East | 10 of 16 buildings, including all of Bishopwood East II and III | Zone X or shaded Zone X |
Bishopwood West | 10 of 26 buildings, including all nine Bishopwood West III buildings | Zone X or shaded Zone X |
Britannia | 2 of 9 buildings, both Britannia IV buildings | Zone X, two shaded |
Jungle Plum East | none of 69 address points | 65 Zone X, 4 shaded Zone X |
Jungle Plum West | none of 20 address points | 19 Zone X, 1 shaded |
Periwinkle Villas | none of 54 address points | 53 Zone X, 1 shaded |
Source: Collier County structure-level address points over FEMA's National Flood Hazard Layer. This is a mapping exercise, not a flood determination; the lender's determination or a surveyed elevation certificate decides a specific loan.
AH here reflects shallow ponding and overland flow between lakes, fairways and preserve, not storm surge; FEMA's own letters for Forest Glen buildings name the flood source as “ponding/overland flow.” The only base-flood-elevation line FEMA draws across Forest Glen on the current map is 10.5 feet NAVD88, per the FEMA base flood elevation query.
FEMA issued Letters of Map Amendment in 2012 for many Barrington, Bishopwood and Jungle Plum East buildings under the 2012 map, but FEMA's current layer shows those letters as not incorporated into the 2024 map. Lenders read the current map unless a revalidation letter or a new LOMA exists. Surveyed ground at the 2012 letter buildings ran 12.0 to 13.8 feet, above today's 10.5-foot line, so many AH buildings appear to be candidates for a new letter; for a condominium that is an association project for a licensed surveyor.
Request the lender's flood zone determination, any elevation certificate, any FEMA letter covering the structure dated after February 8, 2024, and for a condominium the association's insurance declarations page. Anyone can pull an official map for an address from the FEMA Map Service Center address search.
Forest Glen insurance is priced building by building, and the only public premium data is for federal flood insurance: across all 5,463 NFIP policies in ZIP 34114 that took effect June 2025 to May 2026, the median annual cost was $1,528 (OpenFEMA). Unincorporated Collier County's Class 5 Community Rating System standing takes 25 percent off eligible flood premiums.
Data updated: September 2026 (OpenFEMA NFIP policy records; FEMA Community Rating System list effective 1 Apr 2026; Citizens Property Insurance, read September 2026).
ZIP 34114 runs from inland golf communities like Forest Glen to coastal neighborhoods along the bays, so the $1,528 median from OpenFEMA's NFIP policy records is a budgeting anchor, not a quote. Under FEMA's Risk Rating 2.0 method, a building's own elevation, construction and rebuilding cost set the price.
For a building mapped Zone AH, flood insurance is required on a federally backed mortgage unless a current FEMA letter removes the structure. For a Zone X building, federal mandatory purchase does not apply, though a lender may still require coverage.
Citizens Property Insurance requires flood coverage on personal residential policies that include wind, and by January 1, 2027 that applies to every such home regardless of zone or value, per Citizens flood requirements and Florida Statutes 627.715. A Jungle Plum or Periwinkle owner on Citizens should budget for a flood policy at the first renewal after that date. Condominium unit-owner policies are exempt.
Each of the 13 condominium associations insures its buildings under a master policy that Florida Statutes 718.111 requires to be adequate. Whether it carries flood and how large its named-storm deductible is appear on the declarations page, which no association publishes; ask for it, especially in an AH building.
A wind mitigation inspection, a current roof permit and, for an AH building, a surveyed elevation certificate are the documents that move a Forest Glen premium. The Florida Building Code design wind speed here is 163 mph (Risk Category II), inside the wind-borne debris region, so a replacement window or exterior door must be impact-rated or protected. Citizens cut its 2026 homeowners multiperil rates by an average of 8.8 percent, per its March 2026 rate announcement; an average is not a promise for any one home.
Forest Glen has come through Irma, Ian and Milton with no published record of storm flooding or storm damage inside the community. Its storm exposure has been wind and rain, not surge, and its one recent emergency was the April 2026 Newman Road Fire, when Forest Glen was included in evacuation alerts that were then lifted.
Data updated: September 2026 (National Hurricane Center storm reports; National Weather Service Miami Ian summary; Collier County evacuation zone layer; WGCU and WUSF reports, April 2026).
The nearest official instruments recorded a 106-knot (about 122 mph) gust at the county EOC 2.5 miles south during Irma in 2017 and 11.46 inches of rain 1.7 miles north, per the National Hurricane Center Irma report; the National Weather Service Ian summary placed Ian's 2022 surge south and west of US 41, about 5 miles from Forest Glen. No county, news or association record found describes storm flooding inside Forest Glen.
Collier County places Forest Glen in hurricane evacuation Zone D. The state's regional storm-surge planning layer, which models the worst case for each storm category, includes the area inside its Category 3 surge zone. Follow county evacuation orders by zone; do not read Zone D as “no surge risk under any storm.”
During the Newman Road Fire in the Picayune Strand area (April 13 to 15, 2026, 1,733 acres, 60 percent contained by April 15), Forest Glen was included in evacuation alerts; WGCU reported that evacuations were lifted for the Forest Glen community. No report found describes damage inside Forest Glen. Greater Naples Fire Rescue Station 72 sits at 3820 Beck Blvd on the northern edge.
Ask for the roof permit date, a wind mitigation report, any post-storm claims or special assessments since 2017, and for a condominium the association's insurance and reserve file. A buyer backing onto a preserve tract should also ask what the master association budgets for preserve management.
Forest Glen property taxes were levied at 10.5058 mills for 2025 in millage code 39, about $1,051 per $100,000 of taxable value, and the county's 2026 preliminary roll estimates them at 10.4020 mills. A buyer's bill is set by the buyer's own assessed value and exemptions, so the seller's bill is not a forecast of yours.
Data updated: September 2026 (Florida Department of Revenue 2025 Collier millage codes; Collier County 2026 preliminary roll; Collier Tax Collector 2025 bills, read September 2026).
Every Forest Glen parcel is in Collier County millage code 39, listed at 10.5058 mills across ten taxing authorities in the Florida Department of Revenue 2025 Collier millage codes. Forest Glen is in unincorporated Collier County, so no city millage applies, and the Greater Naples Fire Rescue District levied 2.0000 mills for 2025.
Florida's homestead exemption and Save Our Homes cap follow the owner, not the house. Two Barrington units assessed at $419,400 carry 2026 preliminary estimated taxes of $4,362.61 without homestead and $2,228.05 with homestead and the cap, on the Collier County 2026 preliminary roll. Save Our Homes benefits across the 799 homes total $38,885,123 of assessed value, and none of it transfers to a buyer.
On the 2026 preliminary roll, 310 of 799 homes carry a Florida homestead exemption: 60 of 87 single-family homes and 250 of 712 condominium-coded parcels. The county codes the 54 Periwinkle villa lots as condominium, so roll tables show 712 condominium-coded parcels although, by legal form, Forest Glen has 658 condominium units.
A 2025 Jungle Plum Drive single-family bill carried a county garbage charge of $261.91, per the Collier Tax Collector 2025 bill, while a 2025 Loblolly Bay Drive condominium bill showed no non-ad valorem charges. Neither carried a CDD line. Paying in November earns a 4 percent discount.
If a Forest Glen home will be your permanent Florida residence, file for homestead with the county property appraiser's office by the state deadline after you buy; the exemption and the Save Our Homes cap start from the first year you qualify, under Florida Statutes 193.155. Portability can move some of an existing Florida homestead's benefit, subject to statutory limits.
Leasing, pet, vehicle and boat rules in Forest Glen are set in the recorded master declaration and in each condominium and neighborhood declaration, and none of them are published on public pages. The rules can differ from one building to the next, so the only reliable answer for a specific home is the document set for that home.
Data updated: September 2026 (Forest Glen Golf and Country Club rental boards and master association filings, read September 2026).
Renting is an active part of the community: the club runs Properties for Rent and Rentals Wanted boards, and the Rentals Wanted board shows repeat seasonal renters seeking one- to three-month February and March stays. Minimum lease terms, leases per year and tenant approval are set building by building. Forest Glen is in unincorporated Collier County, so City of Naples rental ordinances do not apply; the declarations do.
Pet limits and vehicle, boat and RV rules sit in the declarations and rules of each association. Owner listings sometimes state their own no-pet terms; those are the owner's rules, not proof of an association rule. Ask for the current rules of the specific building in the resale package.
No age restriction appears in any public record we reviewed; confirm in the recorded declaration. This page describes Forest Glen by its homes, documents and amenities, not by who lives there.
Lakes, fairways and about 352 acres of preserve bring alligators close; in July 2023 a man walking in the 3800 block of Forest Glen Boulevard was bitten by an alligator of nearly 7 feet, per the Naples Daily News. Keep distance from lake banks and keep pets leashed near water.
A Forest Glen mortgage is priced on the national market: Freddie Mac's Primary Mortgage Market Survey put the 30-year fixed rate at 7.03 percent and the 15-year at 6.42 percent for the week of September 24, 2026. At 7.03 percent, principal and interest on 80 percent of the Britannia MLS median comes to about $1,494 a month.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, week of 24 Sep 2026; Southwest Florida MLS, retrieved 26 Sep 2026).
An illustration at the Freddie Mac PMMS 30-year average of 7.03 percent with 20 percent down, our arithmetic, before taxes, insurance and association fees:
Neighborhood | Median price used | Loan at 80% | Monthly principal and interest |
|---|---|---|---|
Britannia | $279,900 | $223,920 | about $1,494 |
Bishopwood East | $386,000 | $308,800 | about $2,061 |
Barrington | $540,000 | $432,000 | about $2,883 |
Periwinkle Villas | $550,000 | $440,000 | about $2,936 |
Jungle Plum East | $835,000 (state file) | $668,000 | about $4,458 |
Your rate depends on your credit, loan type and points, and the national average is an average, not an offer.
Lenders review a condominium project as well as the borrower. For a Britannia, Bishopwood or Barrington unit, expect the lender to ask for the association's budget, reserves and insurance, and in Britannia about the structural study; a project questionnaire that comes back late can move a closing date, so we ask for it early.
A cash purchase skips the documentary stamp tax on a note and the intangible tax on a mortgage, and can shorten the contract calendar, but it does not skip the estoppels, the association documents or the flood and wind questions.
We find the right Forest Glen home by matching your budget and habits to a neighborhood first, then watching a market of about 32 MLS sales a year closely enough to hear about the right home early. The search weighs building type, floor, flood zone, preserve or fairway exposure, roof age and association documents before a showing is booked.
Data updated: September 2026 (Southwest Florida MLS, retrieved 26 Sep 2026; Collier County 2026 preliminary roll).
A portal price filter returns Britannia condominiums, Bishopwood garden homes and Periwinkle villas that share a gate and little else. We start the other way round: tell us whether you will golf, whether stairs or an elevator matter, whether you want a private yard, whether you will ever lease and how you feel about a Zone AH building, and we will name the one or two neighborhoods that fit before we name a home.
About 39 percent of Forest Glen homes carry a homestead exemption, from 14 of 18 on Jungle Plum West to 55 of 270 in Britannia. Seasonal condominium owners often decide while they are here in winter, so the buyer who is financed and known to the listing side before January hears about a Britannia or Bishopwood home first. The club also posts owner listings on its own website, which we watch alongside the MLS.
On every tour we check what a listing does not say: which floor the unit sits on and whether there is an elevator; the building's FEMA zone and any 2012 letter; whether the home backs to fairway, lake or preserve and which preserve tract; and the roof age and opening protection on a home built from 1999 to 2005.
The right way to watch a community with a few dozen sales a year is a saved search with alerts, tuned to the neighborhood, plan and features that matter to you. Set one up through our site, search current homes for sale on DomainRealtyGroup.com, or call Marc Comisar at (239) 287-5873 and we will tune it for you from our buyer resources for Naples.
We negotiate a Forest Glen purchase on the record: a 93.49 percent median sold-to-list, neighborhood medians from 93.01 percent in Bishopwood East to 96.30 percent for the Periwinkle villas, only 4 of 32 closings at or above list, 4.9 months of supply, and homes 21 to 27 years old whose condition becomes numbers in the inspection period.
Data updated: September 2026 (Southwest Florida MLS, retrieved 26 Sep 2026).
We price against closed sales in the same neighborhood and plan, the home's full listing history and its renovation record. A Bishopwood East garden home listed for months is in a different conversation from a Periwinkle villa that went under contract in five days, and our offer says so.
On a 1999 to 2005 home the roof, openings, water heater, air conditioning and electrical panel all show up in the inspection and the insurance quote, and quotes obtained inside the inspection period turn condition into numbers. A special assessment in progress, a building's Zone AH status or a reserve shortfall in a structural study are legitimate items for the price conversation, raised in writing with the evidence attached.
A Forest Glen contract runs on outside clocks: two or three estoppels, each association's documents, any association approval, the lender's condominium review and the flood question. We write the dates around them so none becomes the seller's leverage.
Your deposit is protected only if you act inside the contract's deadlines. We diary every one, deliver every notice in writing, and make sure the estoppels, budgets and insurance quotes arrive before your deposit goes hard.
A Forest Glen buyer pays ordinary Florida closing costs plus association items: the prorated share of each association's current charges, anything the estoppels say is due at closing, and on a financed purchase the documentary stamp tax on the note and the intangible tax on the mortgage. Estoppel fees themselves are customarily a seller cost.
Data updated: September 2026 (Florida Statutes 201.08, 199.133 and 627.782; Florida DBPR estoppel fee schedule, read September 2026).
Florida sets the title insurance premium by state rule under Florida Statutes 627.782, at $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. On a $279,900 Britannia purchase that is about $1,475, and on a $540,000 Barrington purchase about $2,775, our arithmetic. In Collier County the buyer customarily pays the owner's policy, though every line is negotiable.
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: on a $223,920 loan, about $784 and $448. The documentary stamp tax on the deed, $0.70 per $100 under Section 201.02, is paid by the seller by Florida custom.
Property taxes are prorated against the seller's current bill, which is not a forecast of yours. Association charges are prorated by the closing agent from each estoppel, and any special assessment the estoppel shows as due appears as its own line.
Budget for a general inspection, a wind mitigation inspection and a four-point inspection where a carrier asks for one. A survey is worth ordering on a Jungle Plum or Periwinkle lot backing a preserve, lake or fairway before you plan a screen enclosure or pool.
Since the National Association of REALTORS practice changes took effect on August 17, 2024, a Forest Glen buyer touring with an MLS agent must first sign a written buyer agreement that states the agent's compensation in an objectively ascertainable way, and offers of compensation no longer appear on the MLS. Compensation is negotiable and disclosed.
The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable, per the National Association of REALTORS written buyer agreements guide. You need no agreement to talk to an agent or ask us to check a building's flood zone; the line is the tour.
A seller can still cover a buyer's broker or offer concessions, but that now happens in the transaction rather than in an MLS field, and your agreement caps what your agent may receive, per the NAR settlement frequently asked questions. You agree what your agent is paid first; whether a seller covers any of it is negotiated separately.
Here, representation earns its keep in the diligence: up to three associations with unpublished budgets, closing charges that appear only on estoppels, Zone AH buildings with lapsed 2012 letters, Britannia's structural study, a Citizens flood rule reaching Zone X in 2027 and a tax reset. Read any buyer agreement against that list, and read more about our team and our credentials.
A Forest Glen address is zoned for 2026 to 2027 to Lely Elementary, Manatee Middle and Lely High, graded A, A and B for 2026 by the Florida Department of Education. Physicians Regional's Collier Boulevard hospital is about 3 miles away, and Interstate 75 Exit 101 is about a mile from the gate.
Data updated: September 2026 (Collier County Public Schools address-level zoning for 2026 to 2027; Florida Department of Education 2026 school grades; free-flow routing from the gate, run Sep 2026).
Level | School | Address | Drive from the main gate | State grade 2024 / 2025 / 2026 |
|---|---|---|---|---|
Elementary | Lely Elementary | 8125 Lely Cultural Pkwy | 3.5 miles, 6 minutes | A / A / A |
Middle | Manatee Middle | 1920 Manatee Rd | 8.2 miles, 14 minutes | B / A / A |
High | Lely High | 1 Lely High School Blvd | 6.6 miles, 13 minutes | B / A / B |
Every Forest Glen address record the Collier County Public Schools zone lookup returned carries the same three schools. Forest Glen is zoned for Lely Elementary, not Manatee Elementary. Lely High earned 64 percent of possible points in both 2025 and 2026; under the 2026 high-school scale that is a B (it was an A in 2025), per the Florida Department of Education 2026 grades file.
Physicians Regional's Collier Boulevard hospital at 8300 Collier Blvd is about 3 miles and 5 to 7 minutes south; the operator describes it as a 130-bed acute care facility with a 24-hour ER, per Physicians Regional Collier Boulevard. NCH Baker Hospital downtown is about 8.8 miles and 17 minutes away.
Destination | Road miles | Free-flow minutes |
|---|---|---|
Interstate 75, Exit 101 | about 0.9 | about 2 |
Walmart Supercenter, 9885 Collier Blvd | 0.6 | about 1 |
Publix, Naples Lakes Village Center | 2.6 | about 5 |
Fifth Avenue South, downtown Naples | about 8 | 14 to 15 |
The beach at the Naples Pier | about 9.4 | about 18 |
Marco Island | about 15 | 27 to 28 |
Southwest Florida International Airport | about 31 | 37 to 39 |
Times are free-flow, so drive your commute in February. The Naples Pier itself is closed for a rebuild that began January 6, 2026 and is expected to take about 18 months; the beach stays open, per the City of Naples. FDOT estimates the I-75 and Collier Boulevard interchange rebuild will finish in late 2026, per its interchange fact sheet. For the wider city, see our Naples real estate guide.
Forest Glen and Cedar Hammock Golf and Country Club face each other across Collier Boulevard and each count exactly 799 homes on the 2026 Collier County preliminary roll, so buyers weigh them against each other more than any other pair. Choose Forest Glen for more land, preserve and lower single-family values; choose Cedar Hammock for a denser, condominium-weighted community west of the boulevard.
Data updated: September 2026 (Collier County 2026 preliminary roll and PUD boundary layer; Florida Department of Revenue 2026 preliminary tax-roll file, read September 2026).
Question | Forest Glen | Cedar Hammock Golf and Country Club |
|---|---|---|
Side of Collier Boulevard | East, at Collier and Beck, ZIP 34114 | West, across Collier Boulevard, ZIP 34112 |
County zoning | Forest Glen of Naples PUD, Ordinance 99-69 | Cedar Hammock PUD, Ordinance 98-115 |
Land area | About 630 acres | About 416 acres |
Recorded native preserve | About 352 acres, more than half the land | Not measured on this page |
Homes on the roll | 799: 87 single-family, 712 condominium-coded | 799: 65 single-family, 734 condominium-coded |
Median assessed, single-family | $665,268 | $807,173 |
Median assessed, condominium-coded | $310,485 | $335,978 |
Median estimated taxes, single-family | $4,328.61 | $5,984.99 |
Recorded qualified sales, 2025 to 2026 | 45, median $445,000 | 49, median $350,000 |
Club dues | Not published by the club | Not published on a first-party page |
Assessed values are the county's 2026 preliminary roll, not prices, and taxes are the roll's estimate at the 10.4020 preliminary rate. Cedar Hammock's lower sale median reflects its condominium-heavy mix, not lower values.
Choose Forest Glen if preserve views, the most land per home, a single-family entry point below its golf-community peers and a Structural Integrity Reserve Study only in Britannia matter most. Choose Cedar Hammock Golf and Country Club if you want a condominium-weighted community west of the boulevard, a slightly shorter drive toward the Gulf and downtown, and you accept a higher assessed single-family median. Read our Cedar Hammock community guide for the club and neighborhoods on the other side.
Either way, the decision turns on the specific building, not the community average. Marc Comisar at (239) 287-5873 will run the same comparison on the two specific homes you are weighing.
Forest Glen is the right purchase for a buyer who wants a highly ranked course owned by the homeowners, a preserve setting, a choice from a two-bedroom condominium to an estate home, no CDD and I-75 a mile away. It is the wrong purchase for a boater, a buyer who wants new construction, or anyone who needs a published fee schedule before touring.
Data updated: September 2026 (club public pages, Collier County records and FEMA National Flood Hazard Layer, read September 2026).
A personalized Forest Glen buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will match your budget and habits to one or two of the seven neighborhoods, list every association layer and estoppel for that neighborhood, check the building's flood zone, estimate your tax reset, and tell you honestly whether Forest Glen fits how you live.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Naples first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy started in Southwest Florida real estate in October 2004, and the team launched in October 2008. He runs the data, marketing and systems side of the partnership, which is why this page is built on the state's sales file, the county roll, the MLS and FEMA's records rather than a portal feed. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side: in the homes, at the inspections and at the closing table. For a Forest Glen buyer that means the floor and elevator questions in each building, the roof and window questions on a 1999 to 2005 home, and a calendar that lines up every estoppel with your closing. Reach him at (239) 287-5873.
A Forest Glen specialist matters because the facts that decide a purchase here, the three-association structure, closing charges that appear only on estoppels, building-by-building flood zones with lapsed 2012 letters, Britannia's structural study and the Golden Gate name trap, live in documents a general Naples search never surfaces. Missing one changes what you pay.
Data updated: September 2026 (Southwest Florida MLS, retrieved 26 Sep 2026; Collier County and FEMA records, read September 2026).
This page is the purchase path. For the course hole by hole, the governance, the neighborhoods, the storm record and the full benchmark against four East Naples golf communities, read our complete Forest Glen community guide.
If you are selling to buy in Forest Glen, including a move between neighborhoods, see how we sell Forest Glen homes and request a valuation of your Forest Glen home, or call Jesse McGreevy at (239) 898-6072.
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Forest Glen buyer page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and run the business from the Bonita Springs office on Tamiami Trail. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions buyers ask most about purchasing in Forest Glen, Naples, Florida 34114, answered from Collier County's records, the state's filings, the Southwest Florida MLS, FEMA and the club's own pages. To talk any of them through, call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072.
Forest Glen sits at the southeast corner of Collier Boulevard and Beck Boulevard in East Naples, unincorporated Collier County, ZIP 34114, about a mile from Interstate 75 Exit 101. The main entrance is on Collier Boulevard at Forest Glen Boulevard and the rear gate on Beck Boulevard at Periwinkle Way.
There are 799 homes, the maximum the PUD allows: 270 Britannia condominiums, 192 Bishopwood East garden homes, 104 Bishopwood West coach homes, 92 Barrington coach homes, 54 Periwinkle twin villas, 69 Jungle Plum East homes and 18 Jungle Plum West estate homes. By legal form that is 658 condominium units and 141 platted lots.
On the Southwest Florida MLS for the twelve months to September 26, 2026, the median sold price was $394,000, from $245,000 to $650,000. Medians run from $279,900 in Britannia to $550,000 for a Periwinkle villa, and the state's recorded sales put Jungle Plum East houses at an $835,000 median.
The MLS median was 47.5 days on market. Barrington sold in a median 33 days and the Periwinkle villas in 36, while Britannia took 53 and Bishopwood East 105.
The median sold-to-list ratio was 93.49 percent against the final list price, and 4 of 32 closings were at or above list. The Periwinkle villas ran highest at 96.30 percent and Bishopwood East lowest at 93.01 percent.
Thirteen were active on September 26, 2026, listed from $247,777 to $799,000 with a median list of $319,900, about 4.9 months of supply. Six were in Britannia, four in Bishopwood East, two in Barrington and one on Jungle Plum Drive East.
Membership comes with the home. The club calls Forest Glen a gated, membership-inclusive community, and the homeowners' master association owns the course and clubhouse. The exact membership classes are set in the recorded declaration and club documents.
They are not published on any first-party page. Every home pays master dues, billed quarterly, and a neighborhood or commons fee, and condominium owners add a condominium fee. The budgets and estoppel certificates for a specific home state the amounts.
No first-party document we found states one. If any capital contribution, fund fee or transfer charge applies to a sale, it will appear on the master association's estoppel certificate for that home.
No. No Community Development District covers Forest Glen, so no CDD bond assessment appears on its tax bills.
Forest Glen Golf and Country Club Master Association, Inc., the homeowners' master association, holds title to about 578 acres in 17 parcels, including the course, clubhouse, roads and all eight preserve tracts.
We do not call it one, because no refundable equity certificate appears in any document we read. It is a homeowner-owned club: the owners own the course and clubhouse through the master association.
Gordon Lewis laid out the original 1999 course; Arthur Hills and Steve Forrest redesigned it and it reopened December 1, 2008 as an Arthur Hills Signature course; Ron Forse Design refined it in 2024, when the greens were converted to TifEagle.
Two or three. Every owner belongs to the master association and one neighborhood or commons association; Britannia, Bishopwood and Barrington owners also belong to a condominium association.
Two for a Jungle Plum or Periwinkle home and three for a Britannia, Bishopwood or Barrington condominium. Florida caps each at $299, plus $119 for expedited delivery and up to $179 if the account is delinquent.
It is a mix. On FEMA's February 8, 2024 map, several condominium buildings map Zone AH, a Special Flood Hazard Area of shallow ponding, and the rest of the community maps shaded or unshaded Zone X. The Jungle Plum and Periwinkle streets map Zone X.
A federally backed mortgage on a Zone AH building requires it unless a current FEMA letter removes the structure. In Zone X it is not federally required, though a lender may still ask, and a Citizens homeowners policy with wind will require flood coverage for every such home by January 1, 2027.
Not automatically. FEMA's current layer shows the 2012 Letters of Map Amendment as not incorporated into the 2024 map, so lenders read the current map unless a revalidation letter or a new LOMA exists.
No public dataset reports Forest Glen alone. Across all 5,463 NFIP policies in ZIP 34114 effective June 2025 to May 2026, the median annual cost was $1,528, and Collier County's Class 5 rating takes 25 percent off eligible NFIP policies.
Only Britannia's nine four-story buildings. All four Britannia associations appear in the state's SIRS reporting database, and their first milestone inspections fall due in the early to mid 2030s.
The adopted 2025 millage was 10.5058, about $1,051 per $100,000 of taxable value. On the 2026 preliminary roll the median single-family estimate was $4,328.61 and the median condominium-coded estimate $2,824.15.
The homestead exemption and the Save Our Homes cap follow the owner, not the house. Two Barrington units assessed at $419,400 carry estimated taxes of $4,362.61 without homestead and $2,228.05 with it.
No age restriction appears in any public record we reviewed; confirm in the recorded declaration.
Leasing is set in each building's declaration and rules, which are not published. The club runs rental boards, and renters get club privileges through a membership transfer for which the renter pays the club's transfer fee.
No. There is no marina, boat slip or beach club. The beach at the Naples Pier is about 18 minutes away without traffic, and the nearest public boat ramp is Collier Boulevard Boating Park, about 20 minutes down Collier Boulevard.
Lely Elementary, Manatee Middle and Lely High for 2026 to 2027, with no exceptions across the district's address records. The 2026 state grades were A, A and B.
Physicians Regional's Collier Boulevard hospital is about 3 miles and 5 to 7 minutes south, and NCH Baker Hospital downtown about 17 minutes.
Every home was built from 1999 to 2005, so any original roof, window or system is now 21 to 27 years old. Ask for the permit history and a wind mitigation report.
Collier County places it in Zone D of six. The state's worst-case surge planning layer includes the area in its Category 3 surge zone, so follow county orders by zone.
During the April 2026 Newman Road Fire, Forest Glen was included in evacuation alerts, and WGCU reported that the evacuations were then lifted. No report found describes damage inside Forest Glen.
Britannia. Its MLS median was $279,900 on 11 closings, and five of the thirteen active listings were under $300,000 on September 26, 2026.
Jungle Plum East, 69 homes of 2,176 to 2,746 square feet, and Jungle Plum West, 18 estate homes of 2,473 to 4,284 square feet.
Freddie Mac's survey put the 30-year fixed average at 7.03 percent for the week of September 24, 2026. At that rate, principal and interest on 80 percent of the Britannia median is about $1,494 a month.
Since August 17, 2024 you must sign a written buyer agreement before touring with an MLS agent, stating the agent's compensation, and compensation offers no longer appear on the MLS. Compensation is negotiable.
Title insurance at the state's promulgated rate, recording, the documentary stamp and intangible taxes on a financed purchase, prorations of taxes and association charges, and anything the estoppels show as due at closing.
Forest Glen of Naples is the recorded plat name of this East Naples community. Figures some sites attach to a Golden Gate label do not describe it.
Both hold 799 homes across Collier Boulevard from each other. Forest Glen has more land and preserve and a lower single-family assessed median, $665,268 against $807,173; Cedar Hammock is more condominium-weighted.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers in Naples. We will match you to a neighborhood and order the right documents before you tour.
These questions come from owners who are selling a home, inside Forest Glen or elsewhere, to buy one here. For the seller's side in full, see how we sell Forest Glen homes or call Jesse McGreevy direct at (239) 898-6072.
It depends on your financing and the season. With 4.9 months of supply and a 93.49 percent median sold-to-list, a buyer with a contingent offer can compete for many Forest Glen homes, but a Periwinkle villa that sells in days favors a buyer who is not waiting on a sale.
Start with a valuation of your Forest Glen home built on the recorded sales and MLS closings in your own neighborhood, not a ZIP code average.
Yes. A move between neighborhoods changes your association layers, your flood zone and, for Britannia, your structural-study exposure, so compare both estoppel sets side by side.
Florida portability can move some or all of an existing Florida homestead's Save Our Homes benefit to a new homestead, subject to statutory limits and deadlines. The county property appraiser's office administers it.
Your estoppels, association budgets and minutes, the insurance declarations page, your roof permit and wind mitigation report. The same set speeds both of your closings.
We do. Jesse McGreevy handles the seller conversation at (239) 898-6072 and Marc Comisar the purchase at (239) 287-5873, on one calendar.
Every figure on this Forest Glen buyer page traces to a primary source below. The Southwest Florida MLS, pulled 26 September 2026, and the Collier County recorded-sales index, newest sale 29 June 2026, are cited in plain text because they sit behind a login or a county data pull. Sources were retrieved or re-checked between 23 and 26 September 2026. No portal or brokerage is cited.
These are the primary documents behind this Forest Glen buyer page, each linked to the authority that publishes it; we host no copies. The documents that matter most to a buyer are not public: each association's budget, the estoppel certificates and Britannia's structural study. Request them as the sections above describe.
Document | Date | What it settles | Authority link |
|---|---|---|---|
BCC agenda packet, September 22, 2026, with the current Forest Glen PUD text | 2026-09-22 | 799-unit cap, land-use table, preserve and commercial-tract standards | |
Planning Commission packet and staff report, July 17, 2025 | 2025-07-17 | About 352 acres of preserve, plat reference, zoning history | |
Clerk legal ad, Forest Glen of Naples PUD amendment PL20240010278 | 2026 | Pending indoor sports club use and access change on the commercial corner | |
Master association Articles of Incorporation | 1999 | The master association's purpose, assessment and reserve powers | |
Master association 2026 annual report | 2026-02-20 | Active status, principal office at the clubhouse | |
Florida DBPR condominium filings extract | current | The 13 Forest Glen condominiums and their 658 units | |
Florida DBPR estoppel certificate fee schedule | current | The $299 cap, $119 expedited and $179 delinquent add-ons | |
Forest Glen Master Board notice, 2016 outdoor dining facility | 2016 | How club capital projects are assessed to every member | |
Forest Glen Golf and Country Club site map | current | Gates, neighborhoods, preserve and nature trail | |
Elevation Certificate, a Jungle Plum Dr E home | 2013 | Finished floor 13.0 ft NAVD88 under the 2012 map | |
Collier County 2026 Flood Protection Newsletter | 2026 | Class 5 CRS, the February 8, 2024 map, the 50 percent rule | |
FEMA Community Rating System eligible communities | 2026-04-01 | Collier County 120067, Class 5, 25 percent discount | |
National Hurricane Center report, Hurricane Irma | 2018 | EOC gust and nearby rainfall | |
National Weather Service Miami, Hurricane Ian summary | 2022 | Ian's surge south and west of US 41 | |
Florida Department of Revenue 2025 Collier millage codes | 2025 | Millage code 39 at 10.5058 mills | |
Florida Department of Revenue, Collier 2026 preliminary tax-roll file | 2026 | Recorded qualified sales, year built and living area | |
Florida Department of Education 2025 to 2026 school grades | 2026 | Grades for Lely Elementary, Manatee Middle and Lely High |
Market data from Southwest Florida MLS, pulled 26 September 2026, the Collier County recorded-sales index, newest sale 29 June 2026, and the Florida Department of Revenue 2026 preliminary tax-roll file. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty.