Updated September 2026
McGreevy and Comisar walk you through buying one of 54 fee-simple twin villas on Periwinkle Way, plan by plan and document by document, from the last sale to the two estoppels. Or call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Periwinkle Villas at Forest Glen means buying one of 54 attached twin villas, each on its own platted fee-simple lot along Periwinkle Way, the street that runs from Forest Glen’s Beck Boulevard rear gate. The Southwest Florida MLS recorded 12 Periwinkle closings in the 36 months to September 26, 2026 at a median of $550,000, and on that date not one villa was for sale. Every owner belongs to two associations and to the club, and every address maps outside FEMA’s high-risk flood zone. This page is the purchase path, plan by plan and document by document. For the neighborhood itself, its declaration, floor plans and full record, read our Periwinkle Villas at Forest Glen neighborhood guide.
If you are still choosing an agent, our guide to the best real estate agents in Naples sets the city’s teams side by side on the public record. If you already own on Periwinkle Way and are selling to move, start with how we sell Periwinkle Villas at Forest Glen homes and a free Periwinkle Villas at Forest Glen home valuation. For the club, the course and all seven neighborhoods behind the gates, read our Forest Glen community guide.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. We have been Top 1% Real Estate Agents Nationally Since 2008, and before you tour a Periwinkle villa we will show you which of its four floor plans fits your budget, what the last sale of that plan brought, and what the villa costs to carry once you own it.
Buying a home in Periwinkle Villas at Forest Glen takes five things most attached-home purchases in Naples do not: patience for a street where no villa may be listed, a plan-by-plan price read across four floor plans, two estoppel certificates, a pre-contract Chapter 720 disclosure summary, and a lender who underwrites a fee-simple villa rather than a condominium.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Everything below comes from the recorded Periwinkle declaration, the Florida Division of Corporations filings for both associations, the Collier County 2026 preliminary tax roll, the Florida Department of Revenue’s recorded-sales file, the Southwest Florida MLS pulled September 29, 2026, FEMA’s flood map and Florida statutes. Where the public record stops, this page says so and names the document that answers the question.
A twin villa is two attached homes on two separate platted lots sharing one common wall. At Periwinkle the 54 homes sit on Lots 1 to 54 of Block 1 of the Forest Glen of Naples plat, recorded in Plat Book 31 beginning at Page 94 (county records cite Pages 94 through 103), and each lot carries its own acreage on the county roll, a median of about 0.15 acre. You buy the lot and the villa on it, not a unit in a building, and the governing instrument is a Declaration of Restrictions and Covenants recorded at Official Records Book 2612, Page 0120, with Lennar Homes, Inc. as Declarant and an amendment recorded December 11, 2001.
A Periwinkle owner belongs to the Periwinkle Villas of Forest Glen Neighborhood Association, Inc. (Florida not-for-profit N99000005775, filed September 29, 1999, active, with its most recent annual report filed April 2, 2026) and to the Forest Glen Golf and Country Club Master Association, Inc. (N99000002346). A Barrington, Bishopwood or Britannia buyer answers to three associations because a condominium sits inside a neighborhood or commons layer; a Periwinkle buyer answers to two, both Chapter 720 homeowners associations. The state record names Tropical Isles Management of Fort Myers as the Periwinkle manager.
Five absences shape a Periwinkle purchase. There is no condominium regime, so no condominium questionnaire, no unit ownership percentage and no condominium master policy over your roof. There is no published dues figure from either association on any first-party page. There is no private neighborhood pool described in any source we reviewed; the club pool at the clubhouse is shared community-wide. There is no age restriction in any public record we reviewed. And there is no community development district on any Forest Glen tax bill.
The county roll dates every Periwinkle villa from 1999 to 2002, and Forest Glen’s 799 homes are the maximum its planned unit development allows, all built. No builder will ever compete with a Periwinkle resale, and original roofs, windows, water heaters and air conditioning are 24 to 27 years old unless an owner replaced them, which the tax roll does not record.
The Collier County roll codes all 54 Periwinkle parcels use code 004, the condominium code, with land value carried at zero. The recorded instrument controls, not the code. By legal form Forest Glen has 658 condominium units in 13 condominiums and 141 fee-simple platted lots (87 single-family and 54 Periwinkle villa lots); the county roll codes the villa lots as condominium, so county roll tables show 712 condominium-coded parcels and 87 single-family parcels. A second name trap: “Forest Glen of Naples” is the recorded plat name of Forest Glen Golf and Country Club in East Naples, ZIP 34114, and some listing and data sites mislabel it as Golden Gate; figures attached to that label do not describe this community.
Periwinkle Villas at Forest Glen buyers work with McGreevy and Comisar because a Periwinkle purchase turns on records a listing never shows: which of four plans the villa is, what its 31 MLS closings over ten years say about price, two estoppels, the Chapter 720 disclosure timing, a lender who must read the declaration rather than the roll code, and a Citizens flood rule that reaches a villa but not a condominium.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Florida Division of Corporations filings, read September 2026)
Those are career numbers across Lee and Collier County. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page we give you the whole Periwinkle market, all 31 MLS closings of the last ten years and the state’s recorded sales, with the window and the count beside every figure. Where this page walks through a sale, it is a public-record sale, labelled as one.
McGreevy and Comisar is a top-reviewed Periwinkle Villas at Forest Glen buyer’s agent team on Google. The quotes below are genuine five-star client reviews in each client’s own words; every review is on our McGreevy and Comisar Google Business Profile.
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
At Periwinkle your agent should hand you, before you are committed: the same-plan closings for the exact villa, both estoppel certificates, the Chapter 720 disclosure summary on time, the recorded declaration’s split of roof, exterior and shared-wall duties for that lot, the FEMA zone for the address, a wind mitigation report or the seller’s, a flood quote if you will insure through Citizens, and a tax estimate built on your price rather than the seller’s bill.
This Periwinkle Villas at Forest Glen buyer page runs in the order a purchase happens: the market and the most recent sale, the price of each plan, the yearly cost and the closing charges, the club, the steps and documents, the villa itself, flood, insurance, storms, taxes and rules, financing, then how we find, negotiate and close, and the choice between Periwinkle Villas and Barrington.
We track the Periwinkle Villas market from two independent systems: every Southwest Florida MLS closing in Forest Glen for ten years, assigned to Periwinkle by street, and the Florida Department of Revenue’s recorded, qualified sales for Periwinkle’s own 54 folios. On a street of 54 villas across four plans, a buyer needs the plan and the sale, not a blended average.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
We tracked all 375 Forest Glen closings on the Southwest Florida MLS in the ten years to September 26, 2026 and assigned 31 of them to Periwinkle Villas, each with its plan, beds, MLS living area, final list price, sold price and days on market. The MLS files Periwinkle under the Forest Glen development name, so every Periwinkle Way address was assigned by street. We tracked the state side too: the Department of Revenue’s 2026 preliminary roll file filtered to Periwinkle’s own parcels.
Every figure on this page belongs to the market, and each carries its source, window and count so you can check it.
The MLS counts 7 Periwinkle closings in its twelve-month window and the state file 5, because the two windows end on different dates and a deed reaches the state file months after closing: the newest sale month in the state file is April 2026, so the May, June, July and September 2026 Periwinkle closings were not yet in it. The state file also keeps only the two most recent sales per parcel. The MLS measures living area and the county measures its own building area, so this page never mixes their price per square foot.
A twelve-month window at Periwinkle holds 7 closings and a 24-month window 9, too few for a median to carry much weight. The first MLS window with ten or more Periwinkle closings is 36 months, 12 closings, so that is the window this page leads with, and the 12, 24, 60 and 120-month windows sit beside it for trend.
The Periwinkle Villas at Forest Glen market is tight and fast for a correctly priced villa. The Southwest Florida MLS recorded 12 Periwinkle closings in the 36 months to September 26, 2026, at a median of $550,000 and 95.97 percent of final list price, with a median 24.5 days on market, and no Periwinkle villa was for sale on September 26.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Window to Sep 26, 2026 | MLS closings | Median sold price | Range | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|---|
12 months | 7 | $550,000 (n=7) | $475,000 to $650,000 | $325.83 | 96.30% (n=7) | 36 |
24 months | 9 | $550,000 (n=9) | $475,000 to $650,000 | $309.65 | 96.30% (n=9) | 13 |
36 months | 12 | $550,000 (n=12, even: mean of $550,000 and $550,000) | $470,000 to $685,000 | $316.20 | 95.97% (n=12) | 24.5 (n=12, mean of 13 and 36) |
60 months | 16 | $517,500 (n=16, even) | $470,000 to $685,000 | $306.39 | 96.92% | 13 |
120 months | 31 | $470,000 (n=31) | $321,000 to $685,000 | $278.24 | 96.92% | 47 |
Southwest Florida MLS Matrix, Development FOREST GLEN, Periwinkle closings assigned by street, retrieved September 29, 2026, windows ending September 26, 2026. Sold-to-list is sold price over final list price. One April 2022 closing carries no days-on-market figure in the MLS record.
At the 36-month median, a Periwinkle buyer closed at about 96 percent of the final asking price, roughly $23,000 under list on a $575,000 asking price, our arithmetic on the median ratio rather than a forecast for any villa. The spread matters more than the median: the 36-month ratios ran from 87.0 to 100 percent, and the two deepest, 87.0 and 88.7 percent, came on villas listed above their plan’s recent evidence. Because the ratio uses the final list price, we pull every listing’s full price history before you write.
24 months to Sep 26, 2026 | Closings | Median sold | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|
Periwinkle Villas at Forest Glen | 9 | $550,000 | $309.65 | 96.30% | 13 |
Barrington at Forest Glen | 10 | $540,000 | $261.75 | 94.93% | 34 |
Bishopwood West at Forest Glen | 5 | $550,000 | $266.76 | 95.65% | 98 |
Bishopwood East at Forest Glen | 15 | $400,000 | $275.17 | 93.61% | 57 |
Britannia at Forest Glen | 20 | $310,000 | $229.43 | 96.05% | 45 |
All of Forest Glen | 60 | $411,250 | $265.33 | 94.93% | 46 |
Southwest Florida MLS Matrix, same pull. Periwinkle sold faster than every neighbor in the table and at the highest price per foot, about $48 a foot above Barrington’s larger coach homes. Over the twelve months to September 26, 2026 the gap widens: Periwinkle’s 96.30 percent of list against 93.49 percent for all 32 Forest Glen closings. A buyer pays for the street, the legal form and the flood map.
The 12 closings of the last 36 months took 2 to 203 days, and eight of the twelve closed in 36 days or fewer. By plan: the 1,534 square foot villas took 5, 43 and 101 days; the 1,688 square foot villas 5, 6, 36, 87 and 203; the 1,797 square foot villas 2, 13 and 36; and the one 1,879 square foot villa 6. A buyer who is pre-approved and has already chosen a plan is the one who gets a Periwinkle villa priced inside its evidence.
Periwinkle traded around $350,000 from 2018 through 2021, stepped to a $479,000 median in 2022, and has held between $525,000 and $577,500 since. In 2021 and 2022 buyers paid full list or more: a 2021 sale closed at 104.7 percent. Since 2023 the ratio has settled back to the mid-90s, which is the room a buyer negotiates in today.
On September 26, 2026 the MLS showed no Periwinkle villa for sale, against 13 actives across Forest Glen: six Britannia condominiums, four in Bishopwood East, two in Barrington and one Jungle Plum East house, about 4.9 months of supply community-wide. The two Barrington coach homes are the nearest price match inside the gates. Listings change daily; call Marc at (239) 287-5873 for today’s list.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. At Periwinkle, where 12 closings in three years ran a median 24.5 days at 95.97 percent of list and nothing was listed on September 26, the buyer with a pre-approval, the plan comparables and the document list ready writes the strongest offer the week a villa appears. Start with our Periwinkle Villas at Forest Glen buyer guide, read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. Selling a home to buy here? Get a free Periwinkle Villas at Forest Glen home valuation or call Jesse direct at (239) 898-6072.
This is a public-record sale, and it is the most recent Periwinkle closing on the MLS. On September 11, 2026, a three-bedroom, two-bath villa on Periwinkle Way with 1,534 square feet of MLS living area closed at $475,000, its full final list price, after five days on market.
Closed | Street | Beds | MLS living sq ft | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
Sep 2026 | Periwinkle Way | 3 | 1,534 | $475,000 | $475,000 | 100.0% | 5 |
Jul 2026 | Periwinkle Way | 3 | 1,688 | $650,000 | $630,000 | 96.9% | 36 |
Jun 2026 | Periwinkle Way | 3 | 1,534 | $525,000 | $525,000 | 100.0% | 101 |
May 2026 | Periwinkle Way | 2 plus den | 1,688 | $575,000 | $550,000 | 95.7% | 87 |
Apr 2026 | Periwinkle Way | 3 | 1,797 | $575,000 | $500,000 | 87.0% | 13 |
Mar 2026 | Periwinkle Way | 2 plus den | 1,797 | $575,000 | $550,000 | 95.7% | 2 |
Nov 2025 | Periwinkle Way | 2 plus den | 1,688 | $675,000 | $650,000 | 96.3% | 203 |
Mar 2025 | Periwinkle Way | 2 plus den | 1,688 | $525,000 | $510,000 | 97.1% | 5 |
Mar 2025 | Periwinkle Way | 2 plus den | 1,879 | $585,000 | $550,000 | 94.0% | 6 |
Jul 2024 | Periwinkle Way | 3 | 1,534 | $529,900 | $470,000 | 88.7% | 43 |
Apr 2024 | Periwinkle Way | 2 plus den | 1,797 | $624,900 | $580,000 | 92.8% | 36 |
Dec 2023 | Periwinkle Way | 3 | 1,688 | $700,000 | $685,000 | 97.9% | 6 |
Southwest Florida MLS Matrix, closings to September 26, 2026, retrieved September 29, 2026, street only. Every villa has two baths. Twelve closings, $6,675,000 in volume, a median final list price of $575,000 and a median list-to-sold gap of $25,000 (our arithmetic).
The Florida Department of Revenue’s 2026 preliminary roll file, filtered to Periwinkle’s own 54 folios, records 5 qualified Periwinkle sales in its twelve-month window, at a median of $550,000 (n=5, an observed sale), from $500,000 to $650,000, with the newest sale month April 2026. It is the confirmation layer, not the lead count. Collier County’s recorded, qualified sales index for all of Forest Glen shows 27 sales in the twelve months from September 2025 at a $410,000 median and not one builder-direct sale; a street-name county search cannot separate Periwinkle from the rest of the plat, which is why the Periwinkle figure was built parcel by parcel.
Of Periwinkle’s 31 MLS closings over ten years, 16 closed from February to May, 10 from June to September and 5 from October to January (our count). Unlike Forest Glen’s condominiums, Periwinkle closes through the summer, including three closings from June to September 2026. A buyer who watches year-round sees listings a winter-only buyer misses.
A Periwinkle villa cost $470,000 to $685,000 on the MLS over the last 36 months. The 1,534 square foot plan closed at a $475,000 median, the 1,688 at $630,000 and the 1,797 at $550,000, with one 1,879 square foot sale at $550,000. The county’s 2026 median just value is $443,048, well below recent prices.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
The smallest plan, eight lots on the roll, produced three closings in 36 months: $470,000, $475,000 and $525,000, a median of $475,000, all three bedrooms. Two closed at 100 percent of list. The third, in July 2024, listed at $529,900 and closed at $470,000 after 43 days, 88.7 percent, the same price the plan had brought in February 2023. This is the entry price to Periwinkle, and the plan’s ceiling is visible in the record.
The most common plan, 34 of the 54 lots, produced five closings in 36 months from $510,000 to $685,000, a median of $630,000, and the widest spread on the street. The same plan closed at $685,000 in six days in December 2023 and at $510,000 in five days in March 2025. The MLS lists it both as three bedrooms and as two bedrooms with a den. Condition, updates and what conveyed separate those sales, so on this plan the inspection and the listing photos matter more than the floor area.
Six lots carry this plan, and three closed in 36 months: $580,000 in April 2024, $550,000 in March 2026 and $500,000 in April 2026, a median of $550,000. The March and April 2026 sales were both listed at $575,000; one closed at 95.7 percent in two days and the other at 87.0 percent in 13 days. Two identical list prices, $50,000 apart at closing, is the clearest evidence on the street that the villa, not the plan, sets the price.
The largest plan, six lots, produced one MLS closing in 36 months: $550,000 in March 2025 after six days, 94.0 percent of a $585,000 list, about $293 per foot of MLS living area. That is below the 1,688 square foot median. A buyer who wants the most space on Periwinkle Way may pay less per foot for it, but should expect to wait: no 1,879 square foot villa has closed through the MLS since.
Every per-foot figure on this page is MLS living area, from about $278 to $406 a foot across the 36-month closings, with a median of $316.20. The county roll measures building area its own way, so a county per-foot figure is never compared with an MLS one here. Per-foot price is a check on a plan’s comparables, not a pricing method on its own, because the smallest plan often sells for more per foot than the largest.
On the 2026 preliminary roll the median just value of a Periwinkle lot is $443,048 (even count), from $379,014 to $490,259, the third highest median in Forest Glen behind the two Jungle Plum streets. Just value is a mass-appraisal figure for taxation, not a price: 10 of the 12 Periwinkle MLS closings of the last 36 months were above the top of that range.
Calendar year | MLS closings | Median sold | Median $ per MLS living sq ft | Median sold-to-final-list | Median days on market |
|---|---|---|---|---|---|
2018 | 4 | $355,000 | $209.61 | 96.24% | 74.5 |
2019 | 2 | $347,500 | $205.86 | 95.96% | 193.5 |
2020 | 3 | $350,000 | $202.61 | 95.26% | 50 |
2021 | 6 | $345,000 | $204.38 | 99.42% | 80.5 |
2022 | 3 | $479,000 | $283.43 | 100.00% | 2.5 |
2023 | 2 | $577,500 | $356.10 | 97.38% | 31.5 |
2024 | 2 | $525,000 | $314.57 | 90.76% | 39.5 |
2025 | 3 | $550,000 | $302.13 | 96.30% | 6 |
2026 to Sep 26 | 6 | $537,500 | $317.74 | 96.29% | 24.5 |
Southwest Florida MLS Matrix, by calendar year of closing. Counts this small describe sales, not a market, so read the medians of two and three as the sales themselves. All of Forest Glen slipped to a 93.26 percent median sold-to-list in 2026 while Periwinkle held at 96.29 percent.
Owning a Periwinkle villa costs the Periwinkle Villas association’s assessment, the Forest Glen master association’s quarterly master and club dues, a property tax bill that resets at purchase, and your own homeowners, wind and possibly flood coverage. Neither association publishes its dues, so the estoppel certificates and budgets state the figures for the villa you buy.
Data updated: September 2026 (Collier County 2026 preliminary roll; Florida Department of Revenue 2025 Collier millage codes; club and association records, read September 2026)
Layer | Who bills it | Figure | How to confirm |
|---|---|---|---|
Neighborhood assessment | Periwinkle Villas of Forest Glen Neighborhood Association | Not published | Periwinkle estoppel and budget |
Master and club dues, billed quarterly | Forest Glen Golf and Country Club Master Association | Not published | Master estoppel |
Condominium fee | None: Periwinkle is not a condominium | $0 | Recorded declaration |
Property tax | Collier County Tax Collector | Median 2026 preliminary estimate $4,131.31; resets at sale | Your own post-purchase assessment |
Community Development District | None | No CDD on Forest Glen bills | County CDD layer |
Homeowners, wind and flood insurance | Your own carrier | Not published by neighborhood | Quotes on the specific villa |
Forest Glen dues are billed quarterly by the master association, and current amounts are not published on any first-party page, for the master assessment or for the Periwinkle association’s own. Figures circulate on agent sites and portals, attributed to unnamed sources, and they disagree with each other, so we do not repeat any of them. Ask the listing side for the seller’s current quarterly statements from both associations before you write an offer.
When the club builds, every owner pays the same share on top of dues. 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 on the quarterly dues statement. That is a dated, historical charge, not a current one. Ask both associations whether any special assessment is being billed today; the estoppels must say.
A 2017 amendment to the master declaration sets a CPI-indexed $400,000 limit above which member approval rules apply to a capital project. For a buyer that is a guardrail on the size of a surprise, not a promise that none will come.
No community development district covers Forest Glen, so there is no CDD bond assessment on any Forest Glen tax bill. Against newer East Naples communities that carry a district assessment, that is a real line you will not pay.
At the 36-month median of $550,000, the lines we can put numbers on today are the tax reset, about $5,778 a year at the 2025 rate with no exemption, and principal and interest of about $2,936 a month on an 80 percent loan at the September 24 national average (our arithmetic). The association and club dues, and the insurance, come from the estoppels and your quotes. A homestead exemption, if you qualify and file, lowers the tax line.
Whether a Periwinkle purchase carries a capital contribution, fund fee or resale transfer fee, and how much, is not stated in any first-party Forest Glen or Periwinkle document we found. If any such charge applies to your purchase, it will appear on the master association’s or the Periwinkle association’s estoppel certificate, which is why we order both 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)
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 Periwinkle 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 a buyer should not rely on them. The same goes for claims of “no initiation fee”: no recorded document we read says it.
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 an estoppel reveals a charge you did not budget, we raise it in writing inside the inspection period, with the certificate attached.
Renters obtain club privileges through a golf or social membership transfer, and owner listings on the club’s rental board state the renter pays the club’s transfer fee; the club does not publish the amount. A buyer planning to lease should ask the club office for it and ask the Periwinkle association about its own lease application.
Club membership comes with every Periwinkle villa: the club calls Forest Glen “membership-inclusive,” and the homeowners’ master association that runs the club owns the course and clubhouse. A Periwinkle owner carries the same club privileges as an owner on any other Forest Glen street, and the exact membership classes are set in the recorded declaration and club documents.
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 Periwinkle.
Forest Glen Golf and Country Club Master Association, Inc., a Florida not-for-profit filed in 1999, owns about 578 acres of the community outright: the course, clubhouse, preserves and roads. Residents took control of the master association board by early 2005, and the master association’s 2026 annual report was filed with the Division of Corporations on February 20, 2026. We do not call Forest Glen an equity club, because no refundable equity certificate appears in any document we read.
The course opened in 1999 on a Gordon Lewis layout. Arthur Hills and Steve Forrest redesigned it and it reopened December 1, 2008 as an Arthur Hills Signature course, and Ron Forse Design refined it for the club’s 25th anniversary in 2024, when the greens were converted to TifEagle. It is 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. A paved nature trail through the preserve runs about 1.9 miles in three legs, and about 352 acres of native vegetation are under preservation in eight recorded preserve tracts.
The club’s site map marks Forest Glen’s main entrance on Collier Boulevard at Forest Glen Boulevard and a rear gate on Beck Boulevard at Periwinkle Way. Periwinkle Villas is the neighborhood built along that rear gate, so a Periwinkle owner reaches Beck Boulevard, Davis Boulevard and Interstate 75 Exit 101, about a mile from the gate, without crossing the community. The clubhouse is a short drive across the community on Forest Glen Boulevard.
The steps to buy a Periwinkle villa at Forest Glen are: choose the plan, budget both associations and the tax reset, get pre-approved with a lender who will read the declaration, write the offer with the right calendar, collect the 720.401 disclosure summary, order both estoppels, clear inspections and insurance, confirm the tax reset, then close and enroll with the club.
Data updated: September 2026 (Florida Statutes 720.401 and 720.30851, current text; recorded Periwinkle declaration, OR Book 2612, Page 0120)
Decide among the four plans before a listing appears: 1,534 square feet for the lowest price, 1,688 for the widest choice (34 of 54 lots), 1,797 or 1,879 for more room at a similar price. Then decide on a three-bedroom or a two-bedroom-plus-den layout, and on a lot position facing preserve, common area or street.
Put four lines on paper before touring: the Periwinkle assessment, the master and club dues, a tax bill at your price rather than the seller’s, and insurance including a flood policy if you will be on Citizens. Ask for the seller’s quarterly statements for the first two.
Tell your lender at application that Periwinkle is a fee-simple attached home under a Declaration of Restrictions and Covenants, not a condominium, even though the roll codes it use code 004. A lender who knows that on day one orders the right appraisal and skips a condominium questionnaire.
Make the inspection period long enough for both estoppels, the association’s budget and rules, a wind mitigation report and insurance quotes. Price against the plan’s record and the listing’s history, not the asking price alone.
Florida Statutes 720.401 requires that you be presented a disclosure summary before you sign the contract. If it is not delivered, you may void the contract within 3 days after receiving it or before closing, whichever comes first. We check that it arrives before signature.
Request the master association’s certificate through the club office and the Periwinkle association’s certificate through its manager the same day. Each states what is owed and any charge due at closing.
Order a general inspection, a wind mitigation inspection and a four-point inspection if your carrier asks for one, and read the declaration’s split of roof and shared-wall duties for the lot before you ask for a repair credit. Get your homeowners, wind and any flood quote inside the inspection period.
Budget from your price at the current millage, and ask your lender to escrow off that projected figure rather than the seller’s capped bill.
The closing agent settles each association’s figures from the estoppels. After closing, register with the club office for member access and with the Periwinkle association for billing, gate credentials and rules, and file for homestead by the deadline if the villa will be your permanent residence.
A Periwinkle Villas buyer should request two estoppel certificates, the Chapter 720 disclosure summary before signing, the recorded Periwinkle declaration and its 2001 amendment, the Periwinkle association’s budget, rules and latest minutes, the master association’s budget, the seller’s flood and property tax disclosures, the roof and wind mitigation records, and any permit history.
Data updated: September 2026 (Florida Statutes 720.401, 720.30851, 718.503, 689.261 and 689.302, current text; recorded Periwinkle declaration)
A Periwinkle purchase needs two estoppels: one from the Periwinkle Villas of Forest Glen Neighborhood Association and one from the Forest Glen Golf and Country Club Master Association. Under Florida Statutes 720.30851 each must be delivered within 10 business days of a request, and each binds the association to the amounts it states. A missing estoppel is one of the most common reasons a closing date slips.
Florida caps what a homeowners association may charge for an estoppel certificate at $299 for a current account, plus $119 for delivery within three business days and up to $179 more if the account is delinquent, under Florida Statutes 720.30851 as amended in 2024. In Collier County practice the seller customarily pays them, though the contract controls.
Florida Statutes 720.401 says a prospective parcel owner “must be presented a disclosure summary before executing the contract for sale,” and on a resale the seller supplies it. Section 720.401(2) says the section does not apply to associations regulated under Chapter 718, the condominium chapter. In Forest Glen that fork is real: a Britannia, Bishopwood or Barrington buyer’s condominium disclosure runs under Chapter 718. Periwinkle Villas is not a condominium; its recorded instrument is a Declaration of Restrictions and Covenants over platted lots, both of its associations are Chapter 720 homeowners associations, and the roll’s condominium code does not change the regime. Confirm your own purchase with your closing agent or attorney. This is information, not legal advice.
Florida Statutes 718.503 entitles a condominium buyer to the declaration, bylaws, budget, a frequently asked questions document, a governance form and the structural integrity reserve study or a statement that none exists, with a 7-day cancellation window. None of that applies to a Periwinkle purchase. If a closing agent prepares a condominium package off the roll code, the file is built on the wrong document, and we say so on day one.
Since October 1, 2024, Florida Statutes 689.302 requires a residential seller to complete a flood disclosure at or before contract, stating whether the seller has filed a flood insurance claim or received federal flood assistance, and a 2025 amendment added known flooding during the seller’s ownership. Florida Statutes 689.261 requires that you receive a property tax disclosure summary warning you not to rely on the seller’s current taxes. Read both before you sign.
Missing figure | How a Periwinkle buyer gets it |
|---|---|
Periwinkle association assessment and budget | The Periwinkle estoppel and the association’s manager |
Master and club dues | The master estoppel, through the club office |
Any special assessment in progress | Both estoppel certificates |
Roof, exterior and shared-wall duties for the lot | The recorded Periwinkle declaration and its amendment |
Leasing, pet and vehicle rules | The declaration and any rules the board has adopted |
Roof permit date and opening protection | The seller, then Collier County permit records |
Club renter transfer fee | The club office |
A Periwinkle Villas buyer should check five things about the villa itself: who the recorded declaration makes responsible for the roof, exterior and shared wall on that lot, the age of the roof, windows and systems on a 1999 to 2002 home, the lot and its survey, the lender’s reading of the legal form, and the absence of condominium safety-law obligations.
Data updated: September 2026 (recorded Periwinkle declaration; Collier County 2026 preliminary roll; Florida Statutes 553.899 and 718.112)
There is no condominium board and no master policy over the building. Who maintains the exterior walls, the roof and the shared wall is set in the recorded declaration for your lot, not by a rule of thumb, and where a roof or wall crosses the lot line the declaration decides who owes the repair. We read that split for the specific address before you ask for a credit, and before you plan any exterior change that touches your neighbor’s half.
Periwinkle villas were built from 1999 to 2002, largely before Florida’s first statewide building code took effect in March 2002, so original windows and doors cannot be assumed to be impact-rated. The tax roll does not record a roof or window replacement, so ask the seller for the roof permit date, a wind mitigation report and the permit history, and confirm replacements with Collier County permit records.
Florida’s milestone inspection law and structural integrity reserve study requirement apply to condominium and cooperative buildings three habitable stories or higher. Periwinkle villas are neither, so no milestone report or reserve study is owed, and no condominium special assessment for either can reach you. The trade-off is that no association study tells you the roof’s remaining life; your inspection and the permit history do.
Each Periwinkle lot carries its own acreage, a median of about 0.15 acre. A survey is worth ordering on a lot backing a preserve, lake or common area before you plan a screen enclosure, a lanai extension or landscaping, and the declaration and any board rules govern what exterior change is allowed.
A lender that sees use code 004 may send a condominium questionnaire. The right answer is the recorded declaration and the plat: a fee-simple attached home in a planned development. We put both in your lender’s hands in the first week so the appraisal and underwriting follow the right product and your closing date holds.
Periwinkle Villas at Forest Glen maps outside FEMA’s high-risk flood zone at every address: Collier County’s structure-level address points, overlaid on FEMA’s current map, place 53 Periwinkle Way addresses in Zone X and 1 in shaded Zone X500, on panel 12021C0418J, effective February 8, 2024. It is the one Forest Glen neighborhood with no mapped Zone AH address.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Collier County structure-level address points, read September 2026)
Neighborhood | Addresses or buildings in Zone AH | Mapped zones |
|---|---|---|
Periwinkle Villas at Forest Glen | 0 of 54 addresses | Zone X at 53, shaded Zone X500 at 1 |
Barrington at Forest Glen | 13 of 23 buildings | Zone AH and Zone X |
Forest Glen of Naples plat, all address points | 7 of 160, all on Forest Glen Boulevard and common tracts | Mostly Zone X |
Building-by-building zones come from Collier County’s structure-level address points overlaid on FEMA’s National Flood Hazard Layer. The only base-flood-elevation line FEMA draws across Forest Glen on the current map is 10.5 feet NAVD88. This is a mapping exercise, not a flood determination; confirm any villa with a FIRMette or a lender determination.
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, and lenders read the current map. A Periwinkle buyer does not need a letter at all. On a federally backed mortgage, flood insurance is required in Zone AH and not in Zone X, though a lender may still ask.
Ask the seller for the 689.302 flood disclosure, any elevation certificate, and any flood claim history, and ask your insurer for a flood quote even in Zone X if you will insure through Citizens. 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), a ZIP-wide figure, not a Periwinkle quote.
Insuring a Periwinkle villa means your own policy on the villa, not an HO-6 over a condominium master policy: homeowners and wind coverage on the structure you own, and flood coverage if your lender or Citizens requires it. The premium turns on the roof, opening protection and wind mitigation, so this page quotes no premium.
Data updated: September 2026 (Citizens Property Insurance flood requirement; FEMA Community Rating System list effective 1 Apr 2026; OpenFEMA NFIP policy records, read September 2026)
Because Periwinkle is not a condominium, no association master policy covers your roof and walls under Florida Statutes 718.111. You insure the villa you own on your lot, and the declaration’s allocation of the shared wall and roof duties is what your agent reads before binding. Ask the Periwinkle association whether it insures any common area and what that policy covers.
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, under Florida Statutes 627.715. Condominium unit-owner policies are exempt, which is why a Barrington buyer may not face the rule and a Periwinkle buyer insured through Citizens will. Unincorporated Collier County is a Class 5 community in FEMA’s Community Rating System, worth a 25 percent discount on eligible NFIP policies.
The Florida Building Code design wind speed for homes 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. The state’s wind mitigation form, OIR-B1-1802, documents roof covering, deck attachment, roof-to-wall connections and opening protection, and insurers price from it. Citizens cut its 2026 homeowners multiperil rates by an average of 8.8 percent; an average is not a promise for any one villa.
We obtained no Periwinkle insurance quotes, and a premium depends on the villa’s roof, openings, coverage limits, deductible and carrier. Get quotes on the specific villa inside your inspection period, with the wind mitigation report in hand.
Periwinkle Villas and the rest of Forest Glen have come through Irma, Ian and Milton with no published record of storm flooding inside the community. Their storm exposure has been wind and rain, not surge, and the 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 report, 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; the National Weather Service 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 Forest Glen’s northern edge, near the Periwinkle Way gate.
Property taxes after you buy at Periwinkle Villas follow your purchase price, not the seller’s bill. The median Periwinkle 2026 preliminary estimate is $4,131.31, but at the $550,000 median price with no exemption, the 2025 rate of 10.5058 mills implies about $5,778 a year (our arithmetic). Save Our Homes caps follow the owner, not the villa.
Data updated: September 2026 (Florida Department of Revenue 2025 Collier millage codes; Collier County 2026 preliminary roll, read September 2026)
Adopted 2025 millage for Forest Glen (millage code 39) was 10.5058 mills. The county’s 2026 preliminary roll computes estimated taxes at 10.4020 mills, reflecting preliminary 2026 school and district rates; final 2026 rates are set at the September hearings and appear on the November tax bill. Forest Glen is in unincorporated Collier County, so no city millage applies.
On the 2026 preliminary roll, 25 of 54 Periwinkle lots, 46.3 percent, carry a Florida homestead exemption, and 19 of those also carry a Save Our Homes cap. A seller with a capped assessment pays well below what a new owner will, and none of that benefit transfers to you. The other 29 lots are owned without a homestead exemption, so their bills sit nearer full value.
Purchase price, no exemption, taxable value equal to price | 2025 rate, 10.5058 mills | 2026 preliminary rate, 10.4020 mills |
|---|---|---|
$475,000, the 1,534 square foot median | about $4,990 | about $4,941 |
$550,000, the 36-month median | about $5,778 | about $5,721 |
$630,000, the 1,688 square foot median | about $6,619 | about $6,553 |
Our arithmetic, an illustration of the mechanism rather than a quote; the county’s just value usually lands below the price paid, and the median Periwinkle bill today is $4,131.31.
If the villa will be your permanent Florida residence on January 1, file for homestead with the Collier County Property Appraiser by the state deadline. The exemption and the Save Our Homes cap under Florida Statutes 193.155 start from the first year you qualify, and portability can move some of an existing Florida homestead’s benefit, within statutory limits.
Collier County tax bills arrive in the fall, and paying in November earns a 4 percent discount. Your closing prorates the current year against the seller’s bill, so the first full bill in your name arrives the November after you buy.
The Periwinkle Villas rules that decide whether a villa works for you, leasing terms, pets, vehicles and boats, and exterior changes, are set in the recorded Periwinkle declaration, any rules its board has adopted and the master declaration, and none are published on a public page. The document set for the villa you are buying is the only reliable answer.
Data updated: September 2026 (recorded Periwinkle declaration; Forest Glen Golf and Country Club rental boards; Southwest Florida MLS lease records, 27 Sep 2024 to 26 Sep 2026)
Renting is allowed in Forest Glen, and the club runs Properties for Rent and Rentals Wanted boards, where repeat seasonal renters seek one to three-month February and March stays. The Periwinkle minimum lease term, any cap on leases per year and any tenant approval live in its own declaration and rules. The MLS recorded 14 Forest Glen leases in the 24 months to September 26, 2026, all on Loblolly Bay Drive and Bishopwood Court East, and none on Periwinkle Way. Forest Glen is in unincorporated Collier County, so City of Naples rental ordinances do not apply.
Pet limits sit in the Periwinkle declaration and any board rules, not on a public page, so confirm a breed, size or count limit before you sign. An assistance animal is a housing accommodation under Florida Statutes 760.27, not a pet.
Vehicle, boat and RV rules and any approval process for paint, shutters, landscaping or a screen enclosure are set in the declarations and board rules. For a buyer with a boat, a large dog or a plan to change the exterior, those clauses decide the purchase, so we pull them in the first days of the contract.
The club posts open houses each Friday for Saturday and Sunday showings from 1 to 4 PM, and owners may list homes on the club’s own website. We watch that board alongside the MLS, because on a street with a few sales a year a Periwinkle owner’s own listing is a lead a portal never shows.
No age restriction appears in any public record we reviewed for Periwinkle Villas or the master association; confirm in the recorded declaration. This page describes Periwinkle by its homes, documents and amenities, not by who lives there.
A Periwinkle Villas 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 $550,000 Periwinkle median comes to about $2,936 a month.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, week of 24 Sep 2026; Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
Price used | Loan at 80% | 30-year at 7.03%, monthly principal and interest |
|---|---|---|
$475,000, the 1,534 square foot median | $380,000 | about $2,536 |
$550,000, the 36-month median | $440,000 | about $2,936 |
$630,000, the 1,688 square foot median | $504,000 | about $3,363 |
Our arithmetic at the Freddie Mac PMMS national average, before taxes, insurance and association dues. On a 15-year loan at 6.42 percent, $440,000 comes to about $3,814 a month. Your rate depends on your credit, loan type and points; the national average is not an offer.
Because the roll codes Periwinkle as a condominium, some lenders start down the condominium project review path. A fee-simple attached home under a Chapter 720 declaration is underwritten as a planned-development home, and saying so at application saves a week. Ask your loan officer to confirm the property type before the appraisal is ordered.
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 two estoppels, the disclosure summary, the declaration or the flood and wind questions.
Around Periwinkle Villas at Forest Glen, FDOT is rebuilding the Interstate 75 Exit 101 interchange about a mile from the Periwinkle Way gate, a petition would allow indoor sports club space on Forest Glen’s commercial corner outside the gates, and the county landfill across I-75 was approved to expand eastward, away from Forest Glen. None of it adds homes inside the gates.
Data updated: September 2026 (FDOT Southwest Florida project pages; Collier County Board of County Commissioners agenda, 22 Sep 2026; news reports, read September 2026)
FDOT’s rebuild of the I-75 and Collier Boulevard interchange at Exit 101 carries an estimated completion of late 2026 (FDOT). Periwinkle Way’s gate opens toward it, so a Periwinkle owner feels the construction and, once finished, the benefit more than any other Forest Glen street.
A petition to amend the Forest Glen PUD (PL20240010278) was scheduled for the Board of County Commissioners on September 22, 2026. It would allow up to 36,720 square feet of indoor-only membership sports and recreation club space within the existing 100,000 square foot cap on the 9.6-acre commercial corner at Collier and Beck boulevards, outside the gates, and after an August 4, 2026 neighborhood meeting that tract would reach Beck Boulevard by a direct north-south connection only. The Planning Commission recommended approval unanimously on July 17, 2025; the adopted ordinance had not been published when this page was researched.
The Collier County Landfill on White Lake Boulevard is about half a mile northeast of Forest Glen’s boundary, across I-75; commissioners approved on May 12, 2026 an expansion eastward, away from Forest Glen. A second Collier County Costco is planned at Collier Boulevard and Rattlesnake Hammock Road, about 2.9 miles south; a March 2026 report said it could open by fall 2026, but an opening was not confirmed when this page was researched.
We find you the right Periwinkle villa by fixing the plan, layout and lot position first, watching all 54 lots and the club’s owner board for the next listing, reaching owners quietly when a pre-market conversation is possible, and touring with the roof, shared-wall, opening-protection and lot questions in hand.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County 2026 preliminary roll)
With four plans, two layouts and lots facing preserve, common area or street, most of the decision is made before you see a villa. We narrow Periwinkle to the plan and position that fit, so you recognize the right one the day it lists.
Periwinkle averaged about three MLS closings a year over ten years, six in 2026 so far. A saved search on Periwinkle Way, a pre-approval in hand and a lender who knows the legal form let you act in the first days, because the September 2026 sale went to contract in five.
Some Periwinkle owners prefer a quiet sale, especially from out of state: 29 of 54 lots are owned without a homestead exemption. When an owner in our network is considering a sale, we can introduce a qualified buyer before a public launch, always within the seller’s instructions.
Showings pass the Forest Glen gate by appointment, and with many owners away from late spring to fall, many Periwinkle listings show through a manager or lockbox. Plan tours so you can see the villa and its attached neighbor’s side of the shared wall from the street and the lanai.
On every Periwinkle tour we check the plan and layout against the MLS record, the roof’s age and permit, the windows and doors for impact rating or shutters, the air conditioning and water heater dates, the shared wall and any sign of water intrusion, and the lot’s edge and view.
Set up a saved search with alerts for Periwinkle Villas through our site and it will notify you when a matching villa lists, or search current homes for sale on DomainRealtyGroup.com. If you would rather we tune it by plan and layout, call Marc at (239) 287-5873, or start from how we represent buyers in Southwest Florida.
We negotiate a Periwinkle Villas purchase on the record: the same plan’s 36-month closings, the listing’s own price history, the villa’s roof and opening protection, the insurance and flood quotes, both estoppels and a contract calendar that fits the disclosure summary. Periwinkle’s 95.97 percent median sold-to-list shows the room is narrow, so the evidence has to be exact.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026)
We price your offer against the same plan on the same street, read per MLS living square foot, and the listing’s history, including any price changes. A 1,534 square foot villa listed at $525,000 is priced against $470,000 to $525,000 in the record; a 1,688 against $510,000 to $685,000, where condition explains the spread. A villa priced above its plan’s evidence, or on the market past a month, is where the room lives.
On villas 24 to 27 years old, the roof, windows, air conditioning, water heater and electrical panel show up in the inspection and the insurance quote, and quotes obtained inside the inspection period turn condition into numbers. A special assessment on either estoppel, or a declaration that puts a roof repair on your side of the lot line, is a legitimate item for the price conversation, raised in writing with the evidence attached.
A Periwinkle contract has fewer outside clocks than a condominium but they still matter: the disclosure summary before signature, two estoppels, the lender’s property-type review, the appraisal and the insurance quotes. We write the inspection period and closing date around them.
Your deposit is protected by the contract’s contingencies and deadlines, and only if you act inside them. We diary every deadline, deliver every notice in writing, and make sure the estoppels, the declaration and the insurance quote arrive before your deposit goes hard.
The county’s 2026 median just value of $443,048 is an assessment, not a price, and 10 of the 12 recent Periwinkle closings were above the top of the roll’s range. If an appraisal comes in below contract, we go back to the MLS closings of the same plan, not the tax roll, to decide whether to renegotiate, bridge or walk, and we make sure the appraiser treated the villa as a fee-simple attached home.
A Periwinkle Villas at Forest Glen buyer pays ordinary Florida closing costs plus association items: the owner’s title policy that Collier County custom assigns to the buyer, prorated association 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 are customarily a seller cost.
Data updated: September 2026 (Florida Statutes 201.08, 199.133 and 627.782; Florida Administrative Code Rule 69O-186.003; Florida DBPR estoppel fee schedule, read September 2026)
Any capital, fund or transfer charge, if one applies, appears on the estoppels, and the Florida Realtors and Florida Bar contract assigns association transfer charges to the buyer unless the parties agree otherwise. Prorated quarterly dues for the current quarter are settled by the closing agent from each estoppel.
Florida sets the owner’s title insurance premium by state rule, at $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, so what varies between title companies is the settlement services around it. In Collier County the buyer customarily selects the closing agent and pays the owner’s title policy, though the contract controls.
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. The documentary stamp tax on the deed, $0.70 per $100 under Section 201.02, is customarily paid by the seller in Florida, and the Collier County Clerk charges recording separately.
Property taxes are paid in arrears, so the seller credits you for their share of the current year, calculated on their bill, which is not a forecast of yours. Association charges are prorated from each estoppel, and any special assessment an estoppel shows as due appears as its own line.
Item, on a $550,000 purchase with an 80 percent loan | Estimate |
|---|---|
Owner’s title policy, promulgated rate | about $2,825 |
Documentary stamp tax on a $440,000 note | about $1,540 |
Intangible tax on the mortgage | about $880 |
Estoppel certificates, two | Customarily the seller’s |
Any association charge due at closing | As stated on the estoppels |
Subtotal of the three state-set lines, before lender fees, recording, inspections, survey, prepaid items and prorations | about $5,245 |
Our arithmetic on the state rates; an illustration, not a quote.
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 Periwinkle lot backing a preserve, lake or common area, and a wood-destroying organism inspection is common on a Florida purchase.
Since the National Association of REALTORS practice changes took effect on August 17, 2024, a Periwinkle Villas 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.
Data updated: September 2026 (National Association of REALTORS settlement pages, retrieved September 2026)
The agreement must be signed before the tour, in person or by live virtual tour. It must state the amount or rate of compensation, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable. You need no agreement to talk to an agent, interview several or ask us to check a Periwinkle address’s plan and 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. You agree what your agent is paid first; whether a seller covers any of it is negotiated separately.
At Periwinkle, representation earns its keep in the diligence: a legal form the roll mislabels, a disclosure summary with a pre-contract deadline, two estoppels with unpublished dues behind them, a declaration that splits roof and wall duties lot by lot, a Citizens flood rule that reaches a villa and a tax reset. Read more about our team and our credentials before you decide.
For the 2026 to 2027 school year, every Periwinkle Way address is zoned 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, run September 2026)
Level | School | Address | State grade 2024 / 2025 / 2026 |
|---|---|---|---|
Elementary | Lely Elementary | 8125 Lely Cultural Pkwy | A / A / A |
Middle | Manatee Middle | 1920 Manatee Rd | B / A / A |
High | Lely High | 1 Lely High School Blvd | B / A / B |
Collier County Public Schools’ address-level lookup returned those three schools for every tested Periwinkle Way address. 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). Beck Boulevard, which the Periwinkle gate opens onto, is a school-zone line: addresses on its north side are zoned differently, so the zone applies to homes inside the gates.
Physicians Regional’s Collier Boulevard hospital describes itself as a 130-bed acute care facility with a 24-hour ER, about 3 miles and 5 to 7 minutes away. NCH Baker Hospital downtown is about 8.8 miles away.
Destination | Distance | Free-flow time |
|---|---|---|
Interstate 75, Exit 101 | about a mile from the gate | about 2 minutes |
Walmart Supercenter, 9885 Collier Blvd | 0.6 mile from the main entrance | about 1 minute |
Publix, Naples Lakes Village Center | 2.6 miles | about 5 minutes |
Physicians Regional, Collier Boulevard | about 3 miles | 5 to 7 minutes |
Fifth Avenue South, downtown Naples | about 8 miles | about 15 minutes |
The beach at the Naples Pier | about 9.4 miles | about 18 minutes |
Marco Island | about 15 miles | 27 to 28 minutes |
Southwest Florida International Airport | about 31 miles | 37 to 39 minutes |
Times are measured without traffic; in season add time on Collier and Davis boulevards. The Naples Pier itself is closed for a rebuild that began January 6, 2026 and is expected to take about 18 months; the beach at the pier stays open. For the wider city, see our Naples real estate guide.
Periwinkle Villas at Forest Glen vs Barrington at Forest Glen is the choice most Periwinkle buyers face, because the two sit at nearly the same price inside the same gates. Periwinkle offers fee-simple lots, two association layers, Zone X at every address and the fastest recent sales; Barrington offers 1,897 to 2,193 square feet of condominium coach home for about the same money.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file; Collier County 2026 preliminary roll; FEMA National Flood Hazard Layer)
Question | Periwinkle Villas at Forest Glen | Barrington at Forest Glen |
|---|---|---|
Homes | 54 twin villas on platted lots | 92 coach homes in 23 four-unit buildings |
Legal form | Chapter 720 homeowners association over fee-simple lots | Three Chapter 718 condominiums under Barrington Commons (Chapter 720) |
Association layers for an owner | Two: Periwinkle Villas association and the master | Three: condominium, Barrington Commons and the master |
Plans, MLS living area | 1,534, 1,688, 1,797 and 1,879 sq ft | 1,897 and 2,193 sq ft |
Built | 1999 to 2002 | 2003 to 2004 |
MLS, first window with 10+ closings | 36 months: 12, median $550,000, 95.97% (n=12) | 24 months: 10, median $540,000, 94.93% (n=10) |
MLS, 24 months | 9 closings, median $550,000, 96.30%, 13 days | 10 closings, median $540,000, 94.93%, 34 days |
MLS, 36 months | 12 closings, median $550,000, 95.97%, 24.5 days | 16 closings, median $540,000, 96.51%, 28 days |
Median $ per MLS living sq ft, 24 months | $309.65 | $261.75 |
MLS, 120 months | 31 closings, median $470,000 | 31 closings, median $460,000 |
MLS actives on September 26, 2026 | None | Two |
County recorded sales | 5 in the state file’s twelve months, median $550,000 | 11 in 24 months, median $535,000 |
Median 2026 preliminary tax estimate | $4,131.31 | $3,937.35 |
Homestead share | 46.3% | 56.5% |
FEMA zone, 2024 map | All 54 addresses Zone X or X500 | 13 of 23 buildings Zone AH |
Citizens flood rule from January 1, 2027 | Applies to a villa policy with wind | Condominium unit-owner policy exempt |
Structural reserve study and milestone law | Not a condominium; does not apply | Two-story buildings; outside both laws |
Buyer’s pre-contract disclosure | Chapter 720 summary under s. 720.401 | Chapter 718 resale disclosure |
Manager on the state record | Tropical Isles Management | Cambridge Management |
Sources: Southwest Florida MLS Matrix, retrieved September 29, 2026, windows ending September 26, 2026; Collier County recorded, DOR-qualified sales; Florida Department of Revenue 2026 preliminary roll file; FEMA National Flood Hazard Layer with Collier County address points; Florida Division of Corporations.
On price the two sit close together: a $550,000 Periwinkle median against $540,000 at Barrington over 24 months, and their ten-year medians sit $10,000 apart. The gap is in speed, square footage and paperwork. Periwinkle’s nine 24-month closings took a median 13 days at 96.30 percent; Barrington’s ten took 34 days at 94.93 percent. Barrington gives you about 200 to 650 more square feet for the money; Periwinkle gives you a lot of your own, one fewer association, and no Zone AH building.
Choose Periwinkle Villas if you want a fee-simple home with club membership at a condominium-level price, a single neighborhood association under the master, the lightest flood map in Forest Glen and the Beck Boulevard gate, and you accept smaller plans and your own roof and wall duties under the declaration. Choose Barrington if you want the most floor area at a similar price and a condominium association that maintains the building, and read the building’s flood zone and the Citizens exemption for unit owners before comparing insurance. Our Barrington at Forest Glen neighborhood guide and our Barrington at Forest Glen buyer guide set out its side in full.
Periwinkle Villas at Forest Glen is the right place to buy if you want a fee-simple villa with club membership that comes with the home, no condominium board or safety-law assessments, a Zone X address and the rear gate to I-75, and you accept unpublished dues, smaller plans than Barrington, your own roof and wall duties, and a street where you may wait for a listing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
A personalized Periwinkle Villas at Forest Glen buyer consultation with McGreevy and Comisar is a working session, not a sales pitch. We will match your budget and habits to a plan, layout and lot position, build the tax reset and financing at your price, list the Periwinkle documents to request, and tell you honestly whether Periwinkle or Barrington fits better.
The consultation form sits near the top of this page. You can also call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or read how we represent buyers in Southwest Florida first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy started in Southwest Florida real estate in October 2004, and the team launched in October 2008. He runs the data, marketing and systems side of the partnership, which is why this page is built on 31 Periwinkle MLS closings, the state’s recorded sales, the recorded declaration, the county roll and FEMA’s address-level map. Reach him at (239) 898-6072 or [email protected].
Marc Comisar runs the field side: in the villas, at the inspections and at the closing table. For a Periwinkle buyer that means the roof, the openings and the shared wall, the lot’s edge, a lender who reads the declaration, and a calendar that lines up the disclosure summary and both estoppels with your closing. Reach him at (239) 287-5873.
A Periwinkle Villas specialist matters because the facts that decide a purchase here, a fee-simple lot the roll codes as a condominium, a shared wall governed by a recorded declaration, four plans with overlapping prices, two estoppels, a pre-contract disclosure summary and a Citizens flood rule that reaches a villa, live in records a general Naples search never surfaces. Missing one changes what you pay.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; recorded Periwinkle declaration; Florida Division of Corporations filings)
This page is the purchase path. For the neighborhood itself, the Lennar declaration, the four plans, the county record and the seller’s side, read our complete Periwinkle Villas at Forest Glen neighborhood guide; for the club, the course and all seven neighborhoods, our Forest Glen community guide; and for every Forest Glen neighborhood on one buyer page, our Forest Glen buyer guide.
If you are selling to buy at Periwinkle, including a move within Forest Glen, see how we sell homes at Periwinkle Villas at Forest Glen and request a Periwinkle Villas at Forest Glen home valuation, or call Jesse direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts behind this Periwinkle Villas at Forest Glen buyer page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and work the East Naples golf-community market that Periwinkle Villas sits in. Reach Jesse direct at (239) 898-6072.
If you’re searching for “the best buyer’s agent in Periwinkle Villas at Forest Glen, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, buying a seasonal home, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
More about how we work and the team behind us is on our about McGreevy and Comisar page. Together they operate as McGreevy and Comisar under Domain Realty.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the questions buyers ask most about purchasing at Periwinkle Villas at Forest Glen, Naples, Florida 34114, answered from the recorded declaration, the state’s corporate filings, the Collier County and Florida Department of Revenue records, FEMA and the Southwest Florida MLS, pulled September 29, 2026. To talk any of them through, call Marc at (239) 287-5873.
A neighborhood of 54 attached twin villas on platted fee-simple lots along Periwinkle Way inside Forest Glen Golf and Country Club, East Naples, built 1999 to 2002 under a Lennar declaration and run by the Periwinkle Villas of Forest Glen Neighborhood Association.
Along Periwinkle Way, Forest Glen’s rear-gate street on Beck Boulevard near Davis Boulevard, in unincorporated East Naples, ZIP 34114, about a mile from Interstate 75 Exit 101.
No. It is a fee-simple platted lot under a recorded Declaration of Restrictions and Covenants, governed by a Chapter 720 homeowners association. The county roll codes it use code 004, but the recorded instrument controls.
Two attached homes on two separate platted lots sharing one common wall, with no condominium board and no master policy over the building.
54, on Lots 1 to 54 of Block 1 of the Forest Glen of Naples plat, of Forest Glen’s 799 homes.
Four plans on the county roll: 1,534 square feet (8 homes), 1,688 (34), 1,797 (6) and 1,879 (6).
The MLS records three bedrooms or two bedrooms plus a den, each with two baths; the 1,688 square foot plan appears both ways.
The 12 MLS closings in the 36 months to September 26, 2026 ran $470,000 to $685,000, a median of $550,000. The state file’s twelve-month median was $550,000 on 5 sales.
A three-bedroom, 1,534 square foot villa that closed on September 11, 2026 at $475,000, its full list price, after five days.
The 36-month median sold-to-list was 95.97 percent (n=12), from 87.0 to 100 percent; the deepest discounts came on villas listed above their plan’s evidence.
A median of 24.5 days over 36 months and 13 over 24 months, against 46 for all of Forest Glen over 24 months.
None on September 26, 2026, against 13 actives across Forest Glen. Listings change daily.
About three a year over ten years: 31 MLS closings from 2018 to September 2026, with six in 2026 so far.
It depends on condition. The 1,534 square foot plan is the lowest price; the 1,688 has the most choice; the 1,797 and 1,879 have sold near $550,000, below the 1,688 median.
There are two layers, the Periwinkle association’s assessment and the master association’s quarterly master and club dues. Neither publishes its amounts, so the estoppels and budgets state them.
No first-party document we found publishes one. Any charge due at closing appears on the estoppel certificates.
Club membership comes with the home; the club calls Forest Glen membership-inclusive, and the master association owns the course and clubhouse.
No. No community development district covers Forest Glen.
No. Florida Statutes 718.503 applies to condominiums, and Periwinkle is not one. You receive the Chapter 720 disclosure summary instead.
Before you sign the contract. If it is not delivered, you may void the contract within 3 days after receiving it or before closing, whichever comes first. This is information, not legal advice.
Two: the Periwinkle Villas association and the Forest Glen master association.
No. Both laws apply to condominium and cooperative buildings three habitable stories or higher, and Periwinkle villas are neither.
The recorded Periwinkle declaration sets the split between the owner, the neighbor sharing the wall and the association for each lot; read it for the specific address.
All 54 Periwinkle Way addresses map FEMA Zone X or shaded Zone X500 on panel 12021C0418J, effective February 8, 2024. Confirm any address with a FIRMette or lender determination.
Lenders do not normally require it in Zone X, but Citizens requires flood coverage on every personal residential policy with wind by January 1, 2027, and that includes a villa.
No record we reviewed describes storm flooding inside Forest Glen; the National Weather Service placed Ian’s surge south and west of US 41, about 5 miles away.
Collier County places Forest Glen in hurricane evacuation Zone D. Follow county orders by zone.
The median 2026 preliminary estimate is $4,131.31, but a buyer’s bill resets; at $550,000 with no exemption and the 2025 rate it would be about $5,778.
Renting is allowed in Forest Glen, but the Periwinkle minimum lease term, any annual cap and any tenant approval are in its declaration and rules. The MLS recorded no Periwinkle Way lease in the 24 months to September 26, 2026.
Pet limits are set in the Periwinkle declaration and any board rules, not on a public page; confirm before you sign.
No age restriction appears in any public record we reviewed; confirm in the recorded declaration.
Lely Elementary, Manatee Middle and Lely High for 2026 to 2027, graded A, A and B for 2026.
About 9.4 miles and 18 minutes without traffic to the beach at the Naples Pier.
Tell your lender at application that it is a fee-simple attached home in a planned development, and give them the recorded declaration and plat so no condominium questionnaire is ordered.
At the September 24, 2026 national 30-year average of 7.03 percent, principal and interest on 80 percent of $550,000 is about $2,936 a month.
Periwinkle for a fee-simple lot, two associations, Zone X at every address and faster sales; Barrington for more floor area at a similar price and a condominium that maintains the building. The decision table above sets them side by side.
Yes. Since August 17, 2024, an MLS participant must have a written buyer agreement with you before a tour.
In Collier County the buyer customarily selects the closing agent and pays the owner’s title policy, though the contract controls.
Plan for the disclosure summary before signing, two estoppels within 10 business days, the lender’s review and the appraisal; most closings run on the calendar those set.
Not yet. Our one Forest Glen closing is a Britannia condominium. We work Periwinkle from its full MLS and state record, set out on this page.
An agent who prices on the plan’s record and puts the declaration, both estoppels and the flood and wind file on paper before you commit. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; see our Periwinkle Villas at Forest Glen buyer guide or call Marc at (239) 287-5873.
Buyers who already own a home often ask how to sequence a sale and a Periwinkle purchase. These answers draw on the Periwinkle record and Florida’s homestead rules; for a price on your current home, request a valuation or call Jesse direct at (239) 898-6072.
It depends on your cash and your market. With no villa listed on September 26, 2026 and the last sale under contract in five days, a buyer whose pre-approval does not rely on a sale often wins the villa.
You can ask, but with a 95.97 percent median sold-to-list and fast sales, most Periwinkle sellers will prefer a clean offer or a short kick-out clause.
Yes, and we sequence both closings. You leave three associations for two, and your new villa’s insurance and flood questions differ from your condominium’s.
Florida allows portability of accumulated Save Our Homes benefit to a new homestead within the deadlines; file with the new homestead application after you buy.
Start with a free Periwinkle Villas at Forest Glen home valuation, read how we sell Periwinkle Villas at Forest Glen homes, or call Jesse direct at (239) 898-6072.
Every figure on this Periwinkle Villas at Forest Glen buyer page traces to a primary source below, each retrieved in September 2026. The Southwest Florida MLS Matrix, pulled 29 September 2026, and the Collier County recorded-sales index are cited in plain text or at their login page, as they sit behind a login or in bulk files. No portal or outside brokerage is cited.
Periwinkle Villas records and the associations
Market data and county records
The club
Florida statutes and state agencies on buying
Mortgage and buyer representation
Flood, storm and insurance
Schools, healthcare and getting around
Our own pages
These are the primary documents behind this Periwinkle Villas at Forest Glen buyer page, each linked to the authority that publishes it. The documents that matter most to a Periwinkle buyer and are not public, the association’s budget and rules, the dues and any special assessment, come with the estoppel certificates and from the association’s manager named on the state record.
Document | Date | What it settles for a Periwinkle buyer | Authority link |
|---|---|---|---|
Periwinkle Villas association filings and annual reports | filed 1999, report April 2, 2026 | The association’s active status and the manager on the state record | |
Periwinkle Declaration of Restrictions and Covenants, OR Book 2612, Page 0120, and the 2001 amendment | recorded, amended December 11, 2001 | The fee-simple lot regime and the lot-by-lot split of roof, exterior and shared-wall duties | |
Forest Glen of Naples plat, Plat Book 31 beginning at Page 94 | recorded | Lots 1 to 54 of Block 1, the Periwinkle lots | |
Master association Articles of Incorporation | 1999 | What the master association owns and its power to levy assessments | |
Master association 2009 Certificate of Amendment | 2009 | The master declaration’s recording at Official Records Book 2536, Page 1955 | |
Forest Glen Golf and Country Club site map | current | The rear gate at Beck Boulevard and Periwinkle Way, the clubhouse and the trail | |
Florida Statutes 720.401 | current text | The disclosure summary you must receive before signing, and your cancellation right | |
Florida Statutes 720.30851 | current text | Estoppel delivery within 10 business days and the fee caps | |
Florida DBPR estoppel certificate fee schedule | current | The $299, $119 and $179 caps | |
FEMA Map Service Center | panel effective February 8, 2024 | The flood zone and FIRMette for the villa’s own address on panel 12021C0418J | |
Collier County 2026 Flood Protection Newsletter | 2026 | The effective map date and the Class 5 CRS discount | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | current form | The wind mitigation items your insurer credits | |
NAR written buyer agreements | current | What your buyer agreement must say before a tour |
Documents that matter to a Periwinkle buyer but are not public: the Periwinkle association’s adopted budget, rules and estoppel certificate, from the association’s manager named on the state record; the master association’s budget and estoppel certificate, from the club office; and the seller’s roof, permit and wind mitigation records.
Market data from Southwest Florida MLS, pulled 29 September 2026, windows ending 26 September 2026, and from the Florida Department of Revenue and Collier County 2026 preliminary tax rolls. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.