Partridge Place at The Forest, South Fort Myers
Fifty-six 1981 walk-up condominiums in seven buildings, each with its own roof record, and fees no one publishes. We price your offer from the 24-month sales, order both estoppels on day one and get the board's answer on the open permits. Call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Partridge Place means buying one of 56 identical two-bedroom, two-bath walk-up condominium units of 1,161 heated square feet, all finished in 1981, inside The Forest’s staffed gates in south Fort Myers, with two association layers, fees no association publishes and open roof permits on four of seven buildings. Preparation, not speed, decides the purchase.
The full record of the neighborhood, its seven buildings, its association, its permit history, its flood map and every sale of the last four years, is on our Partridge Place guide, which this buyer page sits beside. The wider community, its two golf courses, its gates and its 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 Partridge Place 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 Partridge Place homes or start with a free Partridge Place 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 Partridge Place in Fort Myers, Florida, McGreevy and Comisar represents homebuyers across Fort Myers, Estero, Bonita Springs, Naples, Lee County and Collier County. Whether you are buying a first home in Southwest Florida, a seasonal condominium or a lock-and-leave unit behind a gate, 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.
Partridge Place is the least expensive way into The Forest. Over the 24 months to September 23, 2026, its units closed at a median of $165,000, while condominiums and villas across The Forest sold at a median of $286,500 in the last 12 months alone. 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 Partridge Place’s own pool come with the home.
Every Partridge Place unit is the same plan on the Lee County parcel roll: two bedrooms, two baths, 1,161 heated square feet, in one of seven two-story buildings of eight units on Partridge Place Road. Every owner belongs to two associations: Partridge Place Condominium Association, Inc., which owns and insures the buildings, and The Forest Property Owners’ Association, the master association that runs the gates and streets.
Partridge Place has no elevator, no garage or carport on any unit record, no building finished after 1981, no published fee at any association layer and no unit outside FEMA flood Zone AE. A buyer who needs more space from the same era should look at Quail Cove at The Forest; a buyer who needs a garage should look at Fairway Woods at The Forest, and we cover both.
Partridge Place buyers work with McGreevy and Comisar because a Partridge Place purchase turns on records a general agent rarely reads: 45 county permit and development records on the association’s land, two estoppel certificates, an unpublished budget and reserve schedule, a denied flood-map amendment and a price band set by only 11 sales in two years. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing teams, our guide to the best real estate agents in Fort Myers sets them side by side on the public record.
Your agent should tell you what the last 11 sales of this one floor plan actually closed for, which building your unit is in and what that building’s roof record shows, and what the association’s budget, reserves, insurance and minutes say about the open roof and truss permits 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 Partridge Place market for a buyer from two independent records: every closed and active Partridge Place listing in the Southwest Florida MLS over the last four years, and Lee County’s parcel and permit records, which place each sale in its building and show what has been done to that building’s roof. 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 and permitting records, read September 24, 2026)
In the last 12 months we tracked 2 Partridge Place closings in the Southwest Florida MLS, $315,000 in closed volume, covering closings dated September 24, 2025 to September 23, 2026. Because two sales cannot carry a median worth pricing from, we widened to the first window with ten or more closings, the 24 months from September 24, 2024, which holds 11. We tracked all 28 closings of the last 48 months as well, and matched each one by street address to its building.
Domain Realty, our brokerage, closed 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. A buyer needs the whole neighborhood’s record to judge a price, and the whole record is what follows. These are market figures we tracked.
The 24-month price band, the two live competitors, the building’s roof and permit record, 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 Partridge Place market is thin and leans toward buyers: the Southwest Florida MLS counts only 2 closings in the 12 months to September 23, 2026, both below asking, and 11 in 24 months at a median of $165,000, 94.34 percent of list and 101 days on market, with two listings active that day and no pending sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Building | Living sq ft (MLS) | List | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
January 2026 | Building 6, 16710 Partridge Place Road | 1,161 | $180,000 | $170,000 | $146.43 | 94.44% | 12 |
October 2025 | Building 4, 16650 Partridge Place Road | 1,200 | $159,900 | $145,000 | $120.83 | 90.68% | 157 |
Window: September 24, 2025 to September 23, 2026. Two closings, $315,000 in volume, neither at full price. The midpoint of the two, $157,500, is the mean of the middle pair $145,000 and $170,000, and two sales are too few to price a unit from. That is why every price judgment on this page rests on the 24-month window below.
Closed | Building | Living sq ft (MLS) | List | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
January 2026 | 6 | 1,161 | $180,000 | $170,000 | $146.43 | 94.44% | 12 |
October 2025 | 4 | 1,200 | $159,900 | $145,000 | $120.83 | 90.68% | 157 |
September 2025 | 7 | 1,161 | $175,000 | $170,000 | $146.43 | 97.14% | 158 |
July 2025 | 1 | 1,161 | $174,900 | $174,900 | $150.65 | 100.00% | 4 |
May 2025 | 6 | 1,161 | $150,000 | $154,000 | $132.64 | 102.67% | 461 |
May 2025 | 3 | 1,161 | $170,000 | $165,000 | $142.12 | 97.06% | 101 |
May 2025 | 4 | 1,161 | $215,000 | $190,000 | $163.65 | 88.37% | 46 |
March 2025 | 2 | 1,161 | $170,000 | $160,000 | $137.81 | 94.12% | 268 |
March 2025 | 1 | 1,161 | $159,000 | $150,000 | $129.20 | 94.34% | 89 |
February 2025 | 7 | 1,161 | $219,000 | $195,000 | $167.96 | 89.04% | 58 |
September 2024 | 2 | 1,161 | $205,900 | $155,000 | $133.51 | 75.28% | 218 |
Window: September 24, 2024 to September 23, 2026. Eleven closings, $1,828,900 in volume, $145,000 to $195,000. The median of $165,000 is an observed sale (n=11, odd), the median price per square foot is $142.12, the median sold-to-list ratio 94.34 percent and the median time on market 101 days. Two of the eleven closed at or above asking. Buildings are resolved by street address; every unit is a two-bedroom, two-bath condominium.
On September 23, 2026 the MLS showed two active Partridge Place listings and no pending sale.
Building | Living sq ft (MLS) | Asking | Asking per sq ft (our arithmetic) | Days on market |
|---|---|---|---|---|
Building 2, 16590 Partridge Place Road | 1,161 | $179,000 | $154.18 | 63 |
Building 1, 16560 Partridge Place Road | 1,161 | $174,000 | $149.87 | 9 |
The two ask a median of $176,500 (the mean of the middle pair $174,000 and $179,000), above the 24-month median sale of $165,000 and inside the range of recent closings. Building 2 is one of the four buildings with an open 2023 re-roof and truss permit; Building 1 closed a tear-off re-roof permit in 2023. Listings change weekly; your search is set up to catch the next one the day it appears.
The median Partridge Place sale in the last 24 months closed at 94.34 percent of its list price, and only two of eleven closed at or above asking. The three listings that asked $205,900 to $219,000 closed at 75.28 to 89.04 percent of list. A unit priced inside the band the closings set has sold fast: the $174,900 sale of July 2025 took four days at full price. Partridge Place buyers negotiate, and they negotiate best with the band in hand.
Two listings against 2 closings in the last 12 months is 12 months of supply by our arithmetic; against the 24-month pace of 11 closings, about 0.46 a month, it is about 4.4 months. By the usual rule of thumb, more than six months favors buyers, and The Forest as a whole carried about 7.7 months of supply on the same date. Neither figure is a forecast. With so few sales, one listing more or less moves the number, so we read the band and the documents, not the ratio.
Over 36 months, September 24, 2023 to September 23, 2026, Partridge Place recorded 13 closings at a median of $170,000 (n=13, odd, an observed sale) and $146.43 per square foot. The 12 months before the last 12 recorded 9 closings at a median of $165,000, $142.12 per square foot, 94.34 percent of list and 101 days on market. The pace of sales fell from nine a year to two; the prices of the sales that did close held inside the same band.
With two listings and a two-sale year, the buyer who is ready when the right building lists gets it at the right price. 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 Partridge Place home valuation or call Jesse direct at (239) 898-6072.
Partridge Place condos have cost $75,000 to $274,000 over the last 48 months, a median of $157,500 on 28 MLS closings, but that range includes eight sales that closed within weeks of Hurricane Ian at $75,000 to $145,000. The 20 closings from April 2023 on have a median of $172,450, and the last 24 months a median of $165,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; closed sales September 24, 2022 to September 23, 2026)
Window | Closings | Median sold | Median price per sq ft (MLS living area) | Median sold-to-list | Median days on market | At or above asking |
|---|---|---|---|---|---|---|
48 months, all sales | 28 | $157,500 (middle pair $155,000 and $160,000) | $135.66 (middle pair $133.51 and $137.81) | 98.93% (middle pair 97.86% and 100.00%) | 52 (middle pair 46 and 58) | 14 |
The eight post-Ian sales, November 10 to December 2, 2022 | 8 | $113,350 (middle pair $106,500 and $120,200) | $97.63 (middle pair $91.73 and $103.53) | 114.94% (middle pair 111.54% and 118.33%) | 0.5 (middle pair 0 and 1) | 7 |
April 2023 to September 2026, excluding them | 20 | $172,450 (middle pair $170,000 and $174,900) | $148.54 (middle pair $146.43 and $150.65) | 97.10% (middle pair 97.06% and 97.14%) | 93.5 (middle pair 89 and 98) | 7 |
24 months | 11 | $165,000 | $142.12 | 94.34% | 101 | 2 |
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 row excluding the post-Ian sales is our own arithmetic on the same MLS records.
Eight Partridge Place condominiums closed between November 10 and December 2, 2022, about six weeks after Hurricane Ian, at $75,000 to $145,000; seven recorded 0 to 2 days on market, and seven of the eight closed at or above their list price, one at 135 percent of list. They read as as-is or investor transactions in a disrupted market rather than normal resales. They are recorded closings and stay in every figure that spans late 2022, but a buyer should not use them to price a unit today, and nothing in the public record we reached says what condition those units were in.
Calendar year | Closings | Median sold | Median price per sq ft | Median days on market |
|---|---|---|---|---|
2022, from September 24 | 8 | $113,350 (middle pair $106,500 and $120,200); all eight are the post-Ian sales | $97.63 | 0.5 |
2023 | 7 | $207,000 | $178.29 | 70 |
2024 | 3 | $190,000 | $163.65 | 218 |
2025 | 9 | $165,000 | $142.12 | 101 |
2026, to September 23 | 1 | $170,000 (one sale, listed) | $146.43 | 12 |
The record shows a peak and a settling. In May and June 2023, three units closed at $265,000, $265,000 and $274,000, the highest Partridge Place prices of the four years. By 2025 the median was back to $165,000 on nine sales. The MLS does not record why, and we do not guess.
The county roll records every unit at 1,161 heated square feet. MLS living area is entered by the listing agent, and two of the 28 closings were entered at 1,200 square feet for units the county records at 1,161. That is a listing-entry difference, not a bigger unit. Every price per foot on this page uses MLS living area, because that is what an appraiser sees on the listing; when you compare, use one denominator throughout.
Lee County’s 2026 just value is $119,694 on 55 of the 56 units and $132,126 on one. Just value is a mass-appraisal figure for taxation and not a market price, and it runs below every Partridge Place sale since 2023, which is why an assessment is not a price.
You choose a Partridge Place unit by building first, because the floor plan never changes and the building record does: each of the seven buildings has its own roof history, its own permit status and its own sales record. Then choose the floor inside the building, which the unit number alone does not tell you.
Data updated: September 2026 (Lee County parcel roll and permitting records, read September 24, 2026; Southwest Florida MLS Matrix, pulled September 23, 2026)
Building (county permit numbering) | Street address, Partridge Place Road | Units | Closings, 48 months | Latest roof record on the county index |
|---|---|---|---|---|
Building 1 | 16560 | 8 (101 to 104, 201 to 204) | 6 | 2023 tear-off re-roof, closed |
Building 2 | 16590 | 8 | 6 | 2023 re-roof, truss reframing and overhang repair, Permit Issued (open) |
Building 3 | 16620 | 8 | 2 | 2023 Hurricane Ian tear-off re-roof, closed; 2026 balcony framing permit, open |
Building 4 | 16650 | 8 | 4 | 2023 re-roof, truss reframing and overhang repair, Permit Issued (open) |
Building 5 | 16680 | 8 | 2 | 2023 tear-off re-roof, closed |
Building 6 | 16710 | 8 | 5 | 2023 re-roof, truss reframing and overhang repair, Permit Issued (open) |
Building 7 | 16740 | 8 | 3 | 2023 re-roof, truss reframing and overhang repair, Permit Issued (open) |
Source: Lee County parcel roll (site address and unit on each of the 56 unit parcels); building numbers as written on the county’s permit index for the association’s common-element parcel; closings from the Southwest Florida MLS, pulled September 23, 2026, by street address. Both Building 5 closings were among the post-Ian sales of late 2022.
Every building numbers its units 101 to 104 and 201 to 204. The county records each building at two stories but does not say which units are upstairs, and elsewhere in The Forest the leading digit of a unit number names the building rather than the floor. Do not rely on the number: the listing description and a walk-through settle which floor a unit is on, and in a walk-up with exterior stairs and no elevator, that is a real question.
Buildings 2, 4, 6 and 7 carry 2023 commercial permits for “reroof, reframing trusses and overhang repair,” with estimated construction values of $183,166, $140,017, $151,716 and $158,543, a combined $633,442 by our arithmetic, about $11,300 per unit across all 56 units. Each still shows Permit Issued rather than closed on the county’s permitting record, and the Building 4 record lists final structural and fire department approvals as outstanding. Each application answers “No” to whether the work results from hurricane damage.
The permit record does not show whether the work is finished, what it actually cost, or whether it was paid from reserves, a loan or a special assessment. Those answers are in the association’s minutes, budget and estoppel certificate. We do not assume an assessment exists, and we do not assume it does not; we get the association’s answer in writing before your inspection period ends.
The county lists a 2012 window, door and shutter permit for each building, and the Building 1 record describes 32 replacement windows in impact glass. In 2017 the association replaced each building’s electric meter cans, and in 2026 the county issued a permit for new balcony framing at Building 3, estimated at $35,000 (COM2026-01158). Parking is in open association lots, resealed and restriped under a 2016 county development order that also approved three dumpster enclosures; no unit record shows a garage or carport.
The association owns a pool and pool house on its 4.90-acre common-element parcel at 16630 Partridge Place Road: a 2018 permit replaced the pool fence with a 6-foot aluminum fence and one gate, and a 2022 permit re-roofed the pool house. Along Island Park Road, a 2013 permit built an 8-foot precast concrete wall on Partridge Place’s parcel after the county variance VAR2012-00007, and the Island Park Gate is the entrance nearest the neighborhood.
The steps to buy a home in Partridge Place are: choose the building and the floor, 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 and the minutes on the open permits, clear inspection and insurance, confirm the tax reset, and close and register at the gate.
The plan is the same in all 56 units, so the decision is the building and the floor. Read the building’s roof record in the directory above, then confirm on the listing and on a walk-through which floor the unit is on and what the stairs look like.
List the condominium association fee, the master assessment, the tax bill with the San Carlos Park fire levy and the solid waste line, your unit-owners policy, flood coverage if you finance, 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 12071C0576H in Zone AE at 11 feet, on ground that sits about 4.7 feet below that line at the median. 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, the last year of board minutes and the association’s written answer on the four open building permits. If the declaration requires association approval of a sale, which we have not read and do not assume, the calendar leaves room for it.
One estoppel certificate comes from Partridge Place Condominium Association and one from The Forest’s master association, ordered through FirstService Residential’s resale and lender documents page. The request itself shows who issues the condominium’s documents today. 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 status and funding of the open roof and truss work live.
A general inspection and a four-point or condition review of the unit’s interior systems, then bind a unit-owners policy against the association’s master policy and deductible, and flood coverage if your lender requires it. Ask whether the association has a current wind-mitigation report for the building.
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 Partridge Place owner pays two association bills, Partridge Place Condominium Association’s and The Forest master association’s, 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, a unit-owners policy, flood coverage if financed, 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 |
|---|---|---|---|
Partridge Place Condominium Association | Not published | building exteriors and roofs, master building insurance, reserves, the pool and pool house, parking, 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 | non-ad-valorem line on the tax bill, at the county’s adopted rate | 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 |
Unit-owners (HO-6) policy | Not published; priced per unit | interior, contents, owner liability | your insurer |
Club dues and initiation | Not published; only if you join | club membership |
“Not published” means no public source states the figure, and we do not estimate it.
Partridge Place Condominium Association sets its own fee, which is not published; it appears in the association’s budget and resale estoppel certificate. In a condominium this is usually the largest line, because the association insures and repairs the buildings, funds reserves and keeps the pool. With seven roofs on one budget and four buildings under open roof and truss permits, it is the line to read first.
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. Gate staffing hours are from the association’s 2022 emergency plan.
The San Carlos Park fire district levies 2.3590 mills for fiscal year 2025/26. As an illustration only, $165,000 of taxable value, the 24-month median sale, owes about $389 a year to the fire district, by our arithmetic. Lee County bills solid waste as a non-ad-valorem assessment and sets the charge by unit type, so read the condominium line on the unit’s own bill rather than a single-family figure.
Florida requires a condominium budget to carry reserves for roof replacement, building painting and pavement resurfacing, and for any other item whose deferred maintenance or replacement cost exceeds $25,000 or the state’s inflation-adjusted figure, under section 718.112(2)(f). Because the buildings are under three stories, the members may vote, by a majority of all voting interests, to fund less than the full amount. Whether Partridge Place has taken such a vote, and what is in reserve now, is in the budget and minutes, which are not published.
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 water, sewer or Hotwire appear on the association bill.
Each layer is a disclosure from a different party on a different billing cycle, and neither association 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 Partridge Place seller must give you, under Florida Statutes 718.503, the declaration, articles of incorporation, bylaws and rules, the annual financial statement and budget, a structural integrity reserve study or a statement that none was completed, and the state’s frequently asked questions document, and you will also need two estoppel certificates: one from the condominium association and one from the master association.
Data updated: September 2026 (Florida Statutes 718.503, 718.116, 718.111 and 720.30851; Florida Division of Corporations filings, retrieved September 2026)
Because Partridge Place publishes no fee, the budget is the first page that states your number. Read what it funds, the reserve schedule for seven 1981 roofs, the insurance line, and the minutes on the four open 2023 permits: whether the work is finished, what it cost and how it was paid. Neighborhood associations’ special assessments are not published; buyers can find them in the association’s estoppel certificate and meeting minutes.
The declaration is recorded at Official Records Book 1488, Page 372, with the condominium plat at Condominium Plat Book 7, Page 22, and can be retrieved by book and page through the Lee County Clerk’s official records. The state registry records one amendment approved December 10, 1982. The declaration is not posted online; it holds the leasing terms, the pet rule, occupancy, alterations and any approval procedure for sales and leases, so read every amendment before you rely on an answer.
The association’s Amended and Restated Articles of Incorporation, filed February 3, 2011, are on the Florida Division of Corporations record as a public image. The association was filed April 7, 1980 and has filed an annual report every year from 1995 through April 28, 2026; the officers on the current record each give a Partridge Place address, so the board is made up of owners.
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, including the declaration, bylaws, rules, budget, financial report and 12 months of approved minutes, on a protected owner-only website or app, under section 718.111(12)(g). With 56 units, Partridge Place is above that line. We found no public association website, which is consistent with the law: the records are for owners, and a buyer receives them through the seller.
Under section 718.503(2), if a buyer does not receive the documents more than seven business days before signing, the contract must let the buyer cancel within seven business days of receiving them. We ask for the package before you write, so the window works for you rather than against the closing date.
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 Partridge Place building at two stories. In The Forest only Sparrowood’s three buildings reach three stories, so Partridge Place is outside both requirements, though ordinary reserve rules still apply.
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. A Partridge Place seller still gives the buyer a statement on the reserve study under section 718.503.
Being outside the statutes means no milestone inspection report and no structural integrity reserve study to read at Partridge Place, and it answers a question a lender or insurer reviewing a condominium may ask. It does not make the roofs cheaper: a 1981 building’s roof, trusses, paving and exterior still have to be paid for, and at Partridge Place the county record shows that work under way.
Ask the association for its current budget and reserve schedule, the status and funding of the open permits, its insurance declarations, and whether any special assessment is proposed or levied. Those are the documents that show whether 1981 buildings have been kept up and paid for.
You check flood zone and insurance for a Partridge Place condo against FEMA panel 12071C0576H, effective November 17, 2022, where every unit is in Zone AE with a base flood elevation of 11 feet NAVD88 and median ground sits at 6.3 feet, 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 2026; Lee County 2018 LiDAR spot elevations; FEMA CRS eligible communities list, April 2025)
Every Partridge Place parcel reads Zone AE, inside the Special Flood Hazard Area and outside any floodway, on FEMA’s National Flood Hazard Layer and panel 12071C0576H, which covers the southern and eastern part of The Forest. The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet NAVD88, so older documents citing 10 feet predate the current map.
Neighborhood | FIRM panel | Median ground, ft NAVD88 (range) | Base flood elevation minus median ground, ft (our arithmetic) |
|---|---|---|---|
Partridge Place | 12071C0576H | 6.3 (6.2 to 6.5) | 4.7 |
Partridge Court | 12071C0438H | 6.2 (6.2 to 6.3) | 4.8 |
Quail Cove | 12071C0438H | 6.3 (6.2 to 6.5) | 4.7 |
Pheasant Court Villas (lowest in The Forest) | 12071C0576H | 5.9 (4.8 to 6.5) | 5.1 |
Fairway Woods I (highest in The Forest) | 12071C0438H | 9.1 (7.8 to 9.3) | 1.9 |
Source: nearest 2018 LiDAR ground point to each parcel in Lee County’s spot elevations layer. That is ground, not a finished floor; only an elevation certificate states a building’s lowest floor for rating.
FEMA’s index of Letters of Map Change shows one Letter of Map Amendment request inside The Forest, for a Partridge Place building, and it was denied, per FEMA’s LOMA layer. A denial leaves the building’s flood zone and insurance requirements unchanged, so a buyer should not expect a map amendment to remove the flood requirement.
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 wind and named-storm deductible and whether the association carries flood coverage on the buildings. We do not publish premiums, because a premium quoted without those documents is a guess.
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. Unincorporated Lee County is a Class 5 community in FEMA’s Community Rating System as of FEMA’s April 2025 list, worth 25 percent off NFIP premiums inside the flood zone, per the April 2025 CRS list. Partridge Place 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, though a lender may still require it. Under section 627.0629, rate filings must include discounts for wind-resistive features, and under section 627.7011(5) an insurer may not refuse a homeowner policy solely because a roof is under 15 years old. At Partridge Place the roofs belong to the association, so the building’s roof date is the first question.
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, per the county’s substantial improvement page, and new or substantially improved buildings must sit one foot above the base flood elevation. At Partridge Place that line is 12 feet NAVD88, about 5.7 feet above median ground, by our arithmetic. The county’s permit record also flags the parcel as inside the Coastal High Hazard Area, with an ultimate design wind speed of 160 miles per hour for Risk Category II buildings, which governs new work and replacement roofs, not the 1981 construction.
The Hurricane Ian record for Partridge Place is written in permits and sales, not anecdotes: two county permits name Ian, a 2023 tear-off re-roof of Building 3 and a 2022 air-conditioning replacement, eight units sold within weeks of the storm, and no public record we reached says whether water entered any Partridge Place unit.
U.S. Geological Survey crews surveyed Hurricane Ian high-water marks of about 2.9 feet above ground at a Waters Edge condominium building inside The Forest, per the agency’s Short-Term Network record for Ian. No mark was surveyed at Partridge Place. We do not extend a measurement taken at one building to another.
The 2023 re-roof of Building 3 was filed as hurricane damage, with Hurricane Ian as the disaster event (ROF2023-23647), and a 2022 air-conditioning replacement for one unit was filed the same way (MEC2022-08582). Those are the applicants’ own descriptions of storm damage to a roof and to equipment. Neither says water entered a unit.
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.
Partridge Place, 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. With 54 of 56 units not homesteaded, many owners are away for part of the year, so register a key holder with the association before leaving for the summer.
For a Partridge Place buyer, the non-bundled club means the unit and the golf are two separate decisions and two separate costs. Buying at Partridge Place 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 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 Partridge Place owner who never joins still gets the staffed gates and nightly patrol, the private streets and sidewalks, Ruthie’s Park and the association’s own pool and pool house. 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, is about 0.3 miles and two minutes by road from Partridge Place. 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, and membership categories include full golf, limited golf, racquets and a lifestyle category without golf.
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 Partridge Place 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 Partridge Place start from your purchase, not the seller’s bill: Florida’s Save Our Homes cap follows the owner, and a sale resets the assessment. 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. Only 2 of the 56 units carry a homestead exemption on the 2026 roll, so most Partridge Place bills already reflect a non-homestead assessment; confirm the specific unit’s bill rather than assume.
If the unit becomes your permanent Florida residence on January 1, the exemption removes up to $50,000 of assessed value, the second $25,000 from non-school taxes only, 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 Partridge Place is the San Carlos Park fire district. Compare total tax bills, not millage alone, when you weigh Partridge Place against a newer community that carries a CDD.
The Partridge Place rules that decide fit, leasing terms, pet limits, alterations and parking, are written in the association’s declaration and rules, which are not published online. We have not read the declaration’s text and state no rule we have not read, so read the declaration, every amendment and 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 any leasing restriction in force the day you close applies to you, even if the seller was grandfathered. Figures in individual owners’ rental advertisements are not governing documents, and we do not repeat them.
Only 2 of the 56 units carry a homestead exemption on the 2026 county roll, and 28 of the 56 owner mailing addresses are outside Florida. That tells a buyer the building is not mostly occupied by year-round owners claiming Florida residency. It does not tell anyone how many units are leased, because a seasonal owner and a landlord look the same on the roll.
Pet rules at Partridge Place are set in the 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 Partridge Place, and this page makes no claim either way. Housing for older persons must meet the statutory tests in section 760.29. Read the declaration 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, and interior work that needs a county permit is permitted through Lee County. 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 is in the association’s open lots under its 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.
Partridge Place and Partridge Court at The Forest are the same 1981, 1,161-square-foot, two-story walk-up design by the same developer, in two separate condominiums. Buy at Partridge Place for sales depth, two listings to choose from and a larger association; buy at Partridge Court for a 16-unit association with no open structural permit on the county record.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, permit records and spot elevations layer, read September 2026; FEMA National Flood Hazard Layer)
Question | Partridge Place | Partridge Court |
|---|---|---|
What you own | A condominium unit in a two-story walk-up building of eight | A condominium unit in a two-story walk-up building of eight |
Homes | 56, in seven buildings | 16, in two buildings |
Built and unit size (county) | 1981; 1,161 heated sq ft, every unit | 1981; 1,161 heated sq ft, every unit |
Declaration | Official Records Book 1488, Page 372 | Official Records Book 1544, Page 228 |
State license, developer | July 7, 1980, Timberlakes, Ltd. | December 8, 1980, Timberlakes Ltd. |
Association filed | April 7, 1980 | September 12, 1980 |
Management on the master association’s 2022 list | Self-managed | A professional management company |
Records posted online (25 or more units) | Required, 56 units | Not required, 16 units |
Common-element parcel | 4.90 acres | 1.54 acres |
Closings, last 12 months | 2: $170,000 and $145,000 | 0 |
Closings, last 24 months | 11, median $165,000, $142.12 a sq ft, 94.34% of list | 1, $132,000 (September 2025) |
Closings, 48 months | 28, median $157,500 (middle pair $155,000 and $160,000), including 8 post-Ian sales | 9, $132,000 to $280,000; middle sale $180,000, a small sample |
Median price per sq ft, 48 months | $135.66 (middle pair $133.51 and $137.81) | $155.04 (n=9) |
Median sold-to-list, 48 months | 98.93% (lifted by the post-Ian sales) | 94.96% |
Median days on market, 48 months | 52 (middle pair 46 and 58) | 31 |
Listings on September 23, 2026 | 2, asking $174,000 and $179,000 | 0 |
Months of supply (our arithmetic) | 12 on the last 12 months; about 4.4 on the 24-month pace | Not measurable: no sale in 12 months and no listing |
Units with a 2026 homestead exemption | 2 of 56 | 5 of 16 |
Owner mailing address in Florida | 28 of 56 | 11 of 16 |
2026 median just value (county, not a price) | $119,694 | $119,694 |
Flood map and median ground | Zone AE, 11 ft, panel 0576H; 6.3 ft | Zone AE, 11 ft, panel 0438H; 6.2 ft |
Map amendment requests | One, denied | None recorded |
Roofs on the county record | Re-roofs 2021 to 2023; open 2023 re-roof and truss permits on four buildings | Re-roofs of both buildings in 2018; Hurricane Ian re-roof closed in 2023; no open structural permit |
Milestone and reserve-study statutes | Outside both (two stories) | Outside both (two stories) |
Club membership | Optional | Optional |
Source: Southwest Florida MLS Matrix closed and active records, pulled September 23, 2026, each sale resolved by street address; median price per square foot is the median of each sale’s own ratio on MLS living area, and Partridge Court’s figures are recomputed from the same pull by the same method. Lee County parcel roll, permitting records and spot elevations layer; FEMA panels effective November 17, 2022; the master association’s 2022 plan; the Florida condominium registry and Division of Corporations.
Choose Partridge Place if you want the most resale evidence at the lowest price in The Forest, two listings to choose from today, a larger association with its own pool and records Florida requires it to post online, and you will read the minutes and budget on the open roof and truss work. Choose Partridge Court at The Forest if you prefer a 16-unit association with more homesteaded owners and no open structural permit on the county record, and you are comfortable pricing from a thin sales history and waiting for a unit to list.
Partridge Court’s last three MLS sales, from May 2024 to September 2025, closed at $180,000, $145,000 and $132,000, inside or just below Partridge Place’s 24-month band of $145,000 to $195,000. Because Partridge Court recorded no sale in the last 12 months, a Partridge Court buyer is in practice pricing against Partridge Place’s closings, and the reverse is true as well: a buyer with about $175,000 can shop both.
Over the same 48 months Quail Cove, the nearest step up from the same developer and era, closed 9 sales at a median of $325,000 for units of 1,372 to 1,538 heated square feet; Dove Hollow closed 10 at $297,500, Dove’s Nest 10 at $279,500 and Sparrowood 8 at $282,500, for units roughly 250 to 600 square feet larger. Fairway Woods, with garages and plans up to 2,962 square feet, closed 31 at $350,000. Apart from its twin, Partridge Place is the price floor of The Forest’s condominiums by more than $100,000.
We find you the right Partridge Place unit by matching your budget to the 24-month band and a building whose roof record you can live with, watching a neighborhood that sold two units in the last 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.
When every unit is the same plan, price differences come from condition, floor and building. We show you what units in the same building and on the same floor have actually sold for, and which buildings carry open roof and truss permits, so you know whether your number buys an updated unit in a building with a closed roof record or an original one in a building still under permit.
Partridge Place sold nine units in the 12 months to September 2025 and two in the 12 months since, 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 Partridge Place unit comes to market, and when a Partridge Court or Quail Cove unit does, because many Partridge Place buyers weigh all three.
Some Partridge Place owners prefer a quiet sale. When we learn of a unit before it reaches the MLS, we will tell you whether it fits your budget and building, 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 which floor the unit is on and the stairs to it, the windows, doors and shutters against the 2012 building permits, the air conditioning and water heater dates, the balcony, and the walk to the pool and to your parking space.
Ask Marc at (239) 287-5873 to set up a saved search for Partridge Place by budget and floor, 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 Partridge Place at partner level, with the 24-month sales of the same floor plan in hand, the listing’s days on market and price history, the building’s permit record and 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 24-month band has to show why, with updates, a better floor or a building with a closed roof record. If it cannot, we write to the sales. The three listings that asked $205,900 to $219,000 in the last 24 months closed at 75.28 to 89.04 percent of list, and the unit that closed after 461 days in May 2025 sold for $154,000, which is the market’s own evidence of how Partridge Place treats a price above its band.
One of the two current listings, in Building 1, last closed on the MLS in November 2022 at $106,500, among the post-Ian sales. That price is not a guide to today’s value, but it makes the seller’s record of work on the unit since 2022 a fair and necessary question, and we ask it in writing.
An open roof and truss permit on the building, a reserve shortfall in the budget, a proposed special assessment, 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 document or a quote, and use them to negotiate a price, a credit or a repair rather than a vague discount.
The review right under section 718.503, the inspection period and any association approval period give you defined exits. We track every deadline, deliver every notice in writing and on time, and sequence them so your deposit is not at risk before you have read the budget, the minutes and both estoppels.
Closing costs when you buy at Partridge Place 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 24-month median of $165,000 the owner’s premium at those rates is $900, 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 $165,000 with an 80 percent loan of $132,000, the note stamps come to $462 and the intangible tax to $264, 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 four-point or condition review of 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 Partridge Place 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 building has an open permit.
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 24-month band and the building record, both estoppels ordered on day one, the budget, minutes and resale package read inside your review period, the association’s written answer on the open permits, the flood and insurance file assembled before you bind, and a closing that lands on time.
Daily life around Partridge Place runs through The Forest’s staffed gates and the US 41 corridor of south Fort Myers: the clubhouse about 0.3 miles away, Gulf Coast Medical Center about 9 minutes, Southwest Florida International Airport about 16 minutes and Bunche Beach Preserve about 19 minutes, measured as free-flow drives from the association’s common-element parcel.
Data updated: September 2026 (routes computed September 24, 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, the entrance nearest Partridge Place, 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) |
|---|---|---|
The Forest Country Club, 6100 Club Boulevard | 0.3 | 2 |
Rayma C. Page Elementary | 1.4 | 3 |
Lakes Regional Park | 2.5 | 5 |
Bell Tower Shops | 4.1 | 8 |
Gulf Coast Medical Center | 4.6 | 9 |
HealthPark Medical Center and Golisano Children’s Hospital | 6.0 | 12 |
Florida Gulf Coast University | 7.9 | 16 |
Coconut Point, Estero | 8.4 | 15 |
Southwest Florida International Airport terminal | 8.7 | 16 |
Bunche Beach Preserve | 10.2 | 19 |
Downtown Fort Myers (Harborside Event Center) | 10.5 | 21 |
Fort Myers Beach, Times Square area | 10.9 | 21 |
Routes were computed from the Partridge Place common-element parcel with the OSRM routing engine on OpenStreetMap roads, with no traffic model; January to April traffic runs longer.
Lee County assigns students through zones of school choices, not a single school per address. Partridge Place, 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 2026 school grades (Florida Department of Education), from the state’s 2026 school grades file. Dunbar High School is among the South Zone 2 high school choices, but the district’s 2026-27 transportation plan does not provide Dunbar bus service to The Forest’s subzone (S2). 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, about 4.6 miles and 9 minutes from Partridge Place.
A special exception and variance for a 149-foot wireless monopole on the golf course property (Lee County cases SEZ2026-00001 and VAR2026-00001) were In Review as of September 23, 2026. No hearing has been scheduled and no decision has been made. Inside Partridge Place, the open items are the association’s own roof, truss and balcony permits described above.
You get a personalized Partridge Place buyer consultation by using the buyer form on this page or calling Marc Comisar at (239) 287-5873. We review your budget against the 24-month band, walk through each building’s roof record, the two association layers and the documents to request, and set up alerts for Partridge Place and its neighbors inside The Forest.
Your budget against the same-plan sales, which building and floor fit how you will use the unit, the association layers and what each estoppel will state, the open permits and the questions to put to the board, 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 Partridge Place, we sequence both sides with one calendar. Owners inside The Forest can read how we sell homes in The Forest, and Partridge Place owners moving within the neighborhood can start with how we sell Partridge Place homes or call Jesse direct at (239) 898-6072.
McGreevy and Comisar are a top-reviewed buyer’s team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Sherry Warga, 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!” Laura Zegarac, verified Google review
A Partridge Place specialist matters when you buy because the price turns on a thin 24-month band rather than a long record, the building number carries a roof and permit history, the unit number does not name a floor, the association publishes no fee, and every unit sits in a FEMA flood zone on ground well below the base flood elevation.
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 Partridge Place unit off the 48-month median that includes the post-Ian sales, read unit 201 as proof of an upstairs unit, quote one estoppel instead of two, skip the county permit record on the building, treat Partridge Place and Partridge Court as one association, 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 every neighborhood inside the gates, and our Fort Myers guide covers the city around it. Neighboring guides cover Partridge Court, Quail Cove and Fairway Woods.
These are the questions buyers ask most about Partridge Place at The Forest, answered from the association’s state filings, Lee County’s parcel, permit, 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 56-unit condominium of seven two-story walk-up buildings of eight inside The Forest, the gated golf community in south Fort Myers, all finished in 1981, where every unit is two bedrooms, two baths and 1,161 heated square feet.
Inside the gates of The Forest, on Partridge Place Road just inside Island Park Road, in unincorporated Lee County, ZIP 33908. The Island Park Gate is the nearest entrance, and the clubhouse is about 0.3 miles away by road.
Eleven MLS closings in the 24 months to September 23, 2026 ran $145,000 to $195,000, a median of $165,000. Only two closed in the last 12 months, at $170,000 and $145,000.
On September 23, 2026 the MLS showed two, asking $179,000 in Building 2 and $174,000 in Building 1, with no pending sale. Listings change weekly.
It leans toward buyers: two listings against two sales in the last 12 months is 12 months of supply by our arithmetic, and the median sale of the last 24 months closed at 94.34 percent of list.
Eight units closed between November 10 and December 2, 2022, about six weeks after Hurricane Ian, at $75,000 to $145,000, most within 0 to 2 days on market. They read as as-is or investor transactions and should not be used to price a unit today.
Every one of the 56 units is 1,161 heated square feet with two bedrooms and two baths on the Lee County parcel roll. The MLS lists a few at 1,200 square feet; that is a listing-entry difference, not a larger unit.
A median $142.12 per square foot of MLS living area over the 24 months to September 23, 2026, the median of each sale’s own ratio. Over 48 months, including the post-Ian sales, it was $135.66.
No. No unit record shows a garage or carport, parking is in open association lots, and the two-story buildings are walk-ups with exterior stairs.
Do not rely on it. Each building numbers its units 101 to 104 and 201 to 204, but the county records only that each building is two stories, not which units are upstairs. The listing and a showing settle it.
Two: Partridge Place Condominium Association, Inc., filed April 7, 1980, which owns and insures the buildings, and The Forest Property Owners’ Association, the master association that runs the gates and streets.
Not published. The condominium association’s fee appears in its budget and resale estoppel certificate, and the master assessment is not published either. There is no CDD and no county MSTU.
The public record does not say. Four buildings carry open 2023 re-roof and truss permits estimated at $633,442 combined, but not how the work is funded. The estoppel certificate and the board minutes will show any assessment levied or planned.
Two: one from Partridge Place Condominium Association and one from the master association. Florida caps the fee at $250 when nothing is delinquent, plus $100 for delivery within three business days.
The master association’s 2022 contact list recorded Partridge Place as self-managed. That is the latest public statement we found; the estoppel request shows who issues the association’s documents today.
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.
Yes. The association owns a pool and pool house on its common-element parcel; a 2018 county permit replaced the pool fence and a 2022 permit re-roofed the pool house. Pool rules are in the association’s rules.
The state condominium registry names Timberlakes, Ltd. as developer of record, licensed July 7, 1980, and every unit carries a first-year-built of 1981 on the county roll.
Yes. Every unit is in FEMA Zone AE, base flood elevation 11 feet NAVD88, on panel 12071C0576H, effective November 17, 2022, with median ground at 6.3 feet.
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 Partridge Place unit. Two county permits name Ian, a Building 3 roof tear-off and a unit air-conditioning replacement; neither says water entered a unit.
No. Those requirements apply to condominium buildings three or more stories in height, and Lee County records every Partridge Place building at two stories. Ordinary reserve rules still apply.
Six of the seven buildings closed re-roof permits between 2021 and 2023, and Buildings 2, 4, 6 and 7 carry open 2023 re-roof, truss reframing and overhang repair permits. The directory above gives each building’s latest record.
It depends on the declaration and rules, which are not published online, so we state no leasing minimum. Any rental restriction in force when you buy applies to you under section 718.110(13).
Pet rules are set in the 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 Partridge Place, and this page makes no claim either way. Read the declaration before you rely on an answer.
Budget from your purchase price, not the seller’s bill, and add the San Carlos Park fire levy of 2.3590 mills; there is no CDD. Only 2 of the 56 units carry a homestead exemption today.
No. Partridge Place 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.
Partridge Place 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 8.7 miles and 16 minutes to the Southwest Florida International Airport terminal and about 10.2 miles and 19 minutes to Bunche Beach Preserve, free-flow from the association’s parcel.
Same floor plan, same year, same developer, different condominium: Partridge Place has 56 units, 11 closings in 24 months and two listings; Partridge Court has 16 units, one closing in 24 months and none listed.
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.
Set your budget against the 24-month band, read the building directory for the roof record you want, decide whether you want the club, and set up alerts. Call Marc Comisar at (239) 287-5873.
Every Partridge Place figure on this page traces to a primary source below, listed as of September 26, 2026: the association’s filings with the Florida Division of Corporations and the state condominium registry, Lee County’s parcel, permit, 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 Partridge Place buyer always opens the official, current copy. We host nothing ourselves. The recorded declaration, the association’s bylaws, rules, budget, reserve schedule, insurance declarations and minutes, and the master association’s homeowner documents are not posted publicly; they come with the resale package or the owner-only portal.
Document | What it tells a Partridge Place buyer | Official authority |
|---|---|---|
Partridge Place Condominium Association Amended and Restated Articles (filed February 3, 2011) | The association’s current articles of incorporation | |
Partridge Place Condominium Association 2026 annual report | The association’s current corporate filing and officer slate | |
Lee County permit COM2023-03138, Building 4 | The re-roof, truss and overhang permit, its status and the parcel’s wind and flood data | |
Lee County permit index for the common-element parcel | Every permit and development record on the association’s land | |
Lee County development order LDO2016-00652 | Parking reseal and three dumpster enclosures, approved January 5, 2017 | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | Gate staffing, board seats, the 2022 contact list and re-entry rules | |
FEMA FIRM panel 12071C0576H (effective November 17, 2022) | The flood map panel for every Partridge Place 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 Partridge Place 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 718.111, association insurance and records | The master policy split and the owner-portal records requirement |
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 Partridge Place 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.