Buy a Home in Quail Cove at The Forest, FL

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

What Does It Take to Buy a Home in Quail Cove?

Buying a home in Quail Cove means buying one of 24 two-bedroom condominium units in three 1982 two-story buildings on Forest Boulevard, the entrance road of The Forest, the gated golf community in south Fort Myers. It comes with two association layers, fees that neither association publishes, and a thin market: nine MLS sales in four years, two in the last twelve months.

The full record of the neighborhood, its three buildings, its association, its flood map, its county deeds and every sale of the last four years, is on our Quail Cove guide, which this buyer page sits beside. The wider community, its two golf courses, its gates and its 19 neighborhoods, is covered in our complete guide to The Forest, and the community-wide purchase path is on buying a home in The Forest. This page is about the Quail Cove 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 Quail Cove homes or start with a free Quail Cove 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 Quail Cove in Fort Myers, Florida, McGreevy and Comisar represents homebuyers across Fort Myers, Estero, Bonita Springs, Naples, Lee County and Collier County. Whether you are relocating, buying a seasonal home or trading a house for a lock-and-leave condominium, including in The Forest, its neighboring golf communities and the US 41 corridor of south Fort Myers, our team provides honest market guidance, pre-market awareness, partner-level negotiation and a clear plan to help you buy confidently.

A Small Condominium Inside a Non-Bundled Gated Community

Quail Cove is one of the smallest condominium neighborhoods inside The Forest’s gates, 24 of the community’s 487 attached homes, about 5 percent. 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 Quail Cove’s own common elements, including its pool, come with the home.

Three Buildings, Three Recorded Sizes, Two Associations

Quail Cove is three two-story buildings of eight units: Building 1 at 16675 Forest Boulevard, Building 2 at 16679 and Building 3 at 16683, all finished in 1982. Lee County records every unit as two bedrooms and two baths, in three sizes: 1,538 heated square feet at the 12 units numbered x01 and x04, 1,381 at the six x02 and x03 units in the 100 series, and 1,372 at the six x02 and x03 units in the 200 series. Every owner belongs to Quail Cove Condominium Association, Inc. and to The Forest Property Owners’ Association, the master association.

What Quail Cove Does Not Have

Quail Cove has no three-story building, so Florida’s milestone inspection and structural integrity reserve study laws do not reach it. It has no published fee at either association layer, no association website (the statute that requires one starts at 25 units, and Quail Cove has 24), no unit outside FEMA flood Zone AE, and no garage on the county record. A buyer who wants a larger association to spread costs, or one-story living, should also look at Dove Hollow or Fairway Woods at The Forest, and we cover both.

Why Do Quail Cove Buyers Work With McGreevy and Comisar?

Quail Cove buyers work with McGreevy and Comisar because a Quail Cove purchase turns on records a general agent rarely reads: nine MLS sales and four more deeds on the county roll, three recorded unit sizes that listings describe differently, two estoppel certificates, an unpublished budget whose reserves the owners may vote to reduce, and a FEMA panel. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.

The Record, Stated Plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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.

What a Buyer’s Agent Owes You at Quail Cove

Your agent should tell you which of the nine recorded sales your offer is really competing with, which of the three recorded unit sizes you are looking at whatever the listing says, and what the association’s budget, reserves and insurance show before your review period ends. Your agent should order the condominium estoppel and the master estoppel the day you sign, and read the resale package with you. That is the job, and it is the job we do.

Who Does the Work

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.

Key Takeaways for a Quail Cove Buyer

• 24 condominium units, three buildings, one build year: Lee County records every unit as two bedrooms and two baths, finished in 1982, in three two-story buildings of eight on Forest Boulevard.
• Three recorded sizes, read from the unit number: 1,538 heated square feet at every x01 and x04 unit, 1,381 or 1,372 at the x02 and x03 units. MLS listings for the same units have shown 1,381 to 1,776 square feet of living area.
• Prices, stated as sales rather than a median: 2 MLS closings in the 12 months to September 23, 2026, at $190,000 and $257,500; 9 closings in 48 months, from $190,000 to $370,000. With fewer than 10 sales in every window, we list every sale instead of a median.
• Negotiation room: the two most recent closings came in at 84.44 and 95.72 percent of list, after 405 and 68 days on market, and no sale in four years closed above its asking price.
• Two listings were active on September 23, 2026, asking $299,900 and $247,500, about 12 months of supply by our arithmetic.
• Outside the milestone and reserve study laws: the county records every building at two stories, and both laws reach only buildings of three or more. The owners may still vote to fund less than full reserves, so read the budget first.
• Fees are not published at either layer: the condominium assessment and the master assessment appear only in each association’s budget and on the estoppel certificates.
• New pavement: the association milled its parking to base rock and laid new asphalt under a Lee County development order closed in August 2025.
• Flood: every unit is in FEMA Zone AE, base flood elevation 11 feet, on ground of about 6.2 to 6.3 feet, so a financed purchase needs flood insurance.

How Do We Track the Quail Cove Market for a Buyer?

We track the Quail Cove market for a buyer from two independent records: every closed and active Quail Cove listing in the Southwest Florida MLS over the last four years, and Lee County’s parcel roll, which records each unit’s size, value and recorded deeds, including sales the MLS never carried. Each figure on this page names its window and its count.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)

What We Tracked in the Last Twelve Months

In the last 12 months we tracked 2 Quail Cove closings in the Southwest Florida MLS, $447,500 in closed volume, covering closings dated September 24, 2025 to September 23, 2026. We tracked all 9 closings of the last 48 months as well, $2,816,500 in total, and matched each one by address to its building and its recorded size on the county roll.

Why the Numbers on This Page Are the Market’s, Not Ours

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.

Thin Data, Said Plainly

A 24-unit condominium does not produce enough sales for a median to mean anything. Our rule for a thin market is to widen the window from 12 months to 24, 36 and 48 and, if no window reaches 10 closings, to list every sale. Quail Cove had 2 closings in 12 months, 6 in 24, 9 in 36 and the same 9 in 48, so every sale is listed below and no median is published.

What We Bring to a Quail Cove Offer

The recorded sales, the county’s extra deeds, the live competition, the unit’s recorded size against its listed size, the flood panel and ground elevation, and the list of budget, reserve and insurance 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.

What Is the Quail Cove Market Like for Buyers Right Now?

The Quail Cove market leans toward buyers: the Southwest Florida MLS counts 2 closings in the 12 months to September 23, 2026, at $190,000 and $257,500, both below list, and two listings were active that day after 261 and 282 days on market, about 12 months of supply in a 24-unit neighborhood.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)

The Last Twelve Months, Sale by Sale

Window: September 24, 2025 to September 23, 2026. Two closings, $447,500 in volume. Neither closed at or above its asking price. Price per square foot is each sale’s sold price divided by its own MLS living area. County heated area is from the Lee County parcel roll.

What Is for Sale Right Now

On September 23, 2026 the MLS showed two active Quail Cove listings, both in Building 2, and no pending sale.

Both ask more per square foot of MLS living area than either 2026 closing, $137.58 and $145.81, and less than any 2024 or 2025 closing. Both have been listed longer than all but one of the nine recorded sales took to sell. The $247,500 listing is the same unit the county roll shows selling for $160,000 in December 2022 and $220,000 in March 2023, which is the kind of history we put in writing before you offer. Listings change weekly; your search is set up to catch the next one the day it appears.

What a Sale-to-List Below 100 Percent Means for Your Offer

The two Quail Cove sales of the last 12 months closed at 84.44 and 95.72 percent of list. Over the full 48 months, three of nine sales closed at exactly their list price and none closed above it; the range ran from 84.44 to 100.00 percent. Quail Cove buyers negotiate, and they negotiate best with the recent sales, the county’s deeds and the association’s documents in hand.

Months of Supply

Two listings against 2 closings in the last 12 months is about 12 months of supply, by our arithmetic. By the usual rule of thumb, more than six months favors buyers. Across all of The Forest’s condominiums and villas the figure on the same pull was about 7.2 months, per our guide to The Forest. On a sample this small, one sale moves the figure by months, so read it as a direction, not a measurement.

Widening the Window to 24, 36 and 48 Months

The 24-month window holds 6 closings, from $190,000 to $365,000. The 36-month window reaches 9 closings from $190,000 to $370,000, and the 48-month window holds the same nine, because the earliest Quail Cove MLS closing in the pull is December 2023. The price level has come down: the three 2024 closings ran $360,000 to $370,000, the three 2025 closings $299,000 to $365,000, and the two 2026 closings $190,000 and $257,500. That is the trend a buyer should see before writing an offer.

Ready to Buy at Quail Cove? Talk to Us Before You Tour

With two listings and about two sales a year, the buyer who is ready when the right unit lists gets it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home to buy here? Get a free Quail Cove home valuation or call Jesse direct at (239) 898-6072.

What Have Quail Cove Condos Sold For Over Four Years?

Quail Cove condos have sold for $190,000 to $370,000 over the last 48 months, on 9 MLS closings, all two-bedroom, two-bath units in the county record. With fewer than 10 sales, we publish every sale rather than a median; the nine show a high in 2024, a lower level in 2025 and 2026, and a price per square foot that has ranged from $137.58 to $227.56.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; closed sales September 24, 2022 to September 23, 2026)

Every Quail Cove Sale in the 48-Month Pull

Nine closings, $2,816,500 in volume. Price per square foot is each sale’s sold price divided by its MLS living area, never a ratio of totals. Bedroom counts are as listed in the MLS; the county roll records every Quail Cove unit as two bedrooms and two baths. We name buildings and unit numbers because recorded sales are public record; we do not name buyers or sellers.

What the Nine Sales Say

Three readings stand out. First, the direction: the three 2024 closings ran $221.56 to $227.56 per square foot of MLS living area, the three 2025 closings $194.41 to $205.52, and the two 2026 closings $137.58 and $145.81. Second, the split in time on market: four of the nine sold within 28 days, and five took 68 to 405 days. Third, the larger plan: six of the nine sales were units the county records at 1,538 square feet, and those six include three of the four sales at $360,000 or more.

What the Nine Sales Do Not Say

Nine sales cannot tell you the price of a specific unit. Condition, updates, the unit’s level and view, whether a den is an enclosed lanai, and above all what the association’s budget and reserves show will move a Quail Cove price more than any trend line drawn through nine points. Two sales in 2026 mean one unit’s condition can move the whole year.

The Deeds the MLS Did Not Carry

Lee County’s roll records 13 priced deeds at Quail Cove between September 24, 2022 and September 23, 2026. Nine are the MLS closings above; four never appeared as MLS closings.

Source: Lee County parcel roll, recorded sale fields, queried September 24, 2026. A buyer’s appraiser will see these deeds, so we read them too. The record does not say why any of the four stayed off the MLS, so we do not use them to price a unit today.

Where the Deed and the MLS Disagree

The February 2025 sale of 16683 #101 closed in the MLS at $365,000, while the county roll records the deed at $350,000 on the same date. The public record we reached does not say why. Two other sales show date offsets of a few days to a few weeks between the MLS close and the recorded deed. Every table on this page uses the MLS figure and date.

Calendar-Year Sales

No Quail Cove MLS closing fell between September 24, 2022 and December 20, 2023. One to three sales a year is normal here, which is why a buyer who waits for a perfect comparison usually waits a long time.

MLS Living Area Versus the County Plan

The county roll records three sizes: 1,538, 1,381 and 1,372 heated square feet. MLS living area is entered by the listing agent, and Quail Cove listings have shown 1,381 to 1,776 square feet for the same units. A figure 200 to 240 square feet above the county’s is consistent with an enclosed or conditioned lanai counted by the listing and not by the county, but we have not measured the units ourselves. Every price per foot on this page uses MLS living area, because that is what the listing reported; have the unit measured before you pay for square footage.

What the County Roll Assumes

Lee County’s 2026 just values, a mass-appraisal figure for taxation and not a market price, put Quail Cove’s 24 units between $186,976 and $227,037, a median of $202,740. The roll covers every unit, including those that have not sold in the 48-month pull, but it lags the market, which is why an assessment is not a price.

Source: Lee County parcel roll, 2026 values, queried September 24, 2026.

How Does Quail Cove Compare With The Forest’s Condominium Market?

Quail Cove sat at the slow and lower end of The Forest’s condominium market in the last 12 months: 30 condominiums and villas closed across The Forest at a median $286,500 and $148.88 per square foot, with a median 81 days on market, while Quail Cove’s two sales ran $137.58 and $145.81 per square foot after 68 and 405 days.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; the community figures as published on our guide to The Forest)

Quail Cove Against Its Neighbors, 48 Months

Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, each neighborhood read from the MLS neighborhood field; medians are the median sold price, with the middle pair named where n is even. Stories from the Lee County parcel roll.

What the Benchmark Shows

On size, Quail Cove’s units, 1,372 to 1,538 heated square feet on the county roll, are larger than the Partridge condominiums’ 1,161 and the Dove condominiums’ roughly 1,419. On height it is ordinary: two stories, like most of the attached side. On turnover, 9 MLS sales on 24 units is about 38 percent of units in four years, by our arithmetic. What stands out at Quail Cove is how few listings there are to choose from and how far prices have come down since 2024.

Where Quail Cove’s Price per Foot Sits

In the last 12 months Quail Cove’s two sales ran $137.58 and $145.81 per square foot of MLS living area. Partridge Place’s two ran $120.83 and $146.43, Waters Edge’s three at a median $191.27 and Fairway Woods’ nine at a median $136.81, per the Southwest Florida MLS. On 2026 evidence, a Quail Cove buyer is paying Partridge Place money per foot for a larger unit, which is the case for looking here.

How Do You Choose a Quail Cove Unit by Plan and Building?

You choose a Quail Cove unit by plan first, because the county records the larger 1,538-square-foot plan at every unit numbered x01 and x04 and the smaller plans at x02 and x03, and then by building, level and condition, which you confirm from the recorded condominium documents and in person, never from the unit number alone.

Read the Plan From the Unit Number, Not the Floor

Each Quail Cove building holds units 101 to 104 and 201 to 204. On the county roll the pattern is consistent: every unit ending in 01 or 04 is 1,538 heated square feet, and every unit ending in 02 or 03 is 1,381 or 1,372. What the unit number does not reliably tell you is the floor. Elsewhere in The Forest, at the Heron and Fairway Woods, the first digit identifies a building rather than a floor, so we never read a floor from a unit number anywhere in The Forest. Confirm a unit’s level from the declaration’s exhibits and on the showing.

The Building Directory

Source: Lee County parcel roll and building footprint layer, queried September 24, 2026. Building numbers come from the county’s legal descriptions of each unit.

Three Plans, Twelve Choices Each

Buyers who want the larger plan are choosing among 12 units; buyers who want the smaller, lower-priced plan among the other 12. The six 1,381-square-foot units sit in the 100 series and the six 1,372-square-foot units in the 200 series, which is the county’s figure, not ours. Four of the nine MLS sales since 2023 were marketed as two bedrooms plus a den; whether a den is an original room, an enclosed lanai or a converted dining area is a question for the unit and for the association’s record of any alteration.

The Pool and the Court

The county’s legal description of the 4.02-acre common parcel at 16671 Forest Boulevard reads “QUAIL COVE CONDO DESC OR 1606 PG 1563 POOL TENNIS+ALL COMMON ELEM,” and the appraiser’s pool flag is set on every unit record. Pools inside The Forest belong to neighborhood associations, so Quail Cove’s pool is an expense inside Quail Cove’s budget, not the club’s. Whether the tennis court is still maintained as a court is not in any public record we reached; confirm it on a showing.

Two-Story Living and No Garage

A two-story building suits some buyers and not others. How the upper floor is reached, the moving-day route and where parking sits relative to the unit are questions we answer on the walk-through, before an offer, because the recorded documents do not answer them. No garage appears on the county record; parking is a common element, rebuilt in 2025.

Forest Boulevard Frontage

Quail Cove is the one neighborhood in The Forest addressed on Forest Boulevard itself, the private entrance road from US 41. By our route calculation it is about 0.26 miles and one minute from the point where Forest Boulevard meets US 41, and about 0.6 miles by road from the clubhouse. That saves time on every trip; it also puts Quail Cove closest to the entrance traffic and to the commercial land along the highway, which some buyers mind and some do not.

Age of the Buildings and the Building Code

Quail Cove’s buildings were completed in 1982, before the first statewide Florida Building Code took effect on March 1, 2002, per the Florida Building Commission. That does not mean the buildings are unsound; windows, shutters and mechanical systems replaced since 2002 were permitted under the code in force at the time. It does mean the association’s records of what has been replaced, and when, matter more than the build year.

What Are the Steps to Buy a Home in Quail Cove?

The steps to buy a home in Quail Cove are: choose the plan and building, collect the fee layers, ask how reserves are funded, check the flood file, write the offer with the statutory review window in the calendar, order both estoppels on day one, read the resale package, clear inspection and insurance, confirm the tax reset, and close and register at the gate.

Step 1: Choose the Plan and the Building

Decide between the 1,538-square-foot plan and the smaller plans, then building, level, view and condition. Read the nine recorded sales and the four extra deeds against the unit, and confirm the level from the condominium documents rather than the unit number.

Step 2: Collect the Fee Layers

List the Quail Cove condominium assessment, the master assessment, the tax bill with the San Carlos Park fire levy, insurance, sewer, water and fiber, and the club only if you join. The unpublished lines stay blank until the estoppels arrive, and your contract calendar should give them time to arrive.

Step 3: Ask How Reserves Are Funded

Ask, before you write, whether the current budget fully funds reserves or whether the owners voted to waive or reduce them, and how the 2025 repaving was paid for, from the pavement reserve or by special assessment. Because Quail Cove is outside the reserve study law, that vote is still the owners’ to make.

Step 4: Check the Flood File

Every unit is on FEMA panel 12071C0438H in Zone AE at 11 feet, on ground of about 6.2 to 6.3 feet. Ask for the buildings’ elevation certificates with the first disclosures, and quote flood insurance early if you are financing.

Step 5: Write the Offer With the Review Window in the Calendar

Every Florida condominium resale contract must either confirm that you received the declaration, articles, bylaws, rules, financial statement, budget and the state’s frequently asked questions document more than 7 days before signing, or let you void the contract within 7 days, excluding weekends and legal holidays, after you receive them. Build the review period around that window and both estoppels.

Step 6: Order Both Estoppels on Day One

One estoppel certificate comes from Quail Cove’s association and one from the master association, ordered through its manager’s resale and lender documents page. We order both the day you sign, and confirm Quail Cove’s manager of record on that order.

Step 7: Read the Resale Package

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, the reserve vote and the roof history live.

Step 8: Clear Inspections and Insurance

A general inspection and a look at the unit’s windows and doors, then bind a unit-owners policy against the association’s master policy and deductible, with loss assessment coverage sized to that deductible, and flood coverage if your lender requires it.

Step 9: Confirm the Tax Reset

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.

Step 10: Close, and Register at the Gate

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.

What Will You Pay Each Year to Own at Quail Cove?

A Quail Cove owner pays two association bills, the Quail Cove condominium association and The Forest’s master association, neither of which is published, plus the Lee County tax bill with the San Carlos Park fire levy and a solid waste line, private sewer, county water, and club dues only if you join.

Data updated: September 2026 (San Carlos Park Fire District FY2025/26 final budget, adopted September 15, 2025; Lee County special districts roster and MSTBU layer, queried September 2026)

The Fee Stack, Layer by Layer

“Not published” means no public source states the figure, and we do not estimate it.

Layer 1: The Condominium Assessment

Quail Cove’s association sets its own assessment, 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 and the parking. With 24 owners sharing those costs, each line of the budget weighs more per unit than it would in a larger association.

Layer 2: The Master Assessment

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.

Why the Reserve Line Matters at Quail Cove

Florida law requires a condominium budget to carry reserve accounts that “must include, but are not limited to, roof replacement, building painting, and pavement resurfacing,” under section 718.112(2)(f). Because Quail Cove’s buildings are under three stories, its owners may still vote, by a majority of the total voting interests, to fund less than full reserves or none; the post-2024 bar on waiving applies only to associations that must obtain a structural integrity reserve study. Lower reserves can mean a lower assessment today and a special assessment later, so the reserve vote is the first line of the budget a buyer should read. We do not know Quail Cove’s reserve contribution, because the budget is not public.

Layer 3: The Tax Bill Lines Specific to The Forest

The San Carlos Park fire district levies 2.3590 mills for fiscal year 2025/26. As an illustration only, a unit taxed on the roll’s median 2026 just value of $202,740 would owe about $478 to the fire district, by our arithmetic; a homesteaded unit with a lower taxable value owes less. Lee County bills solid waste as a non-ad-valorem assessment in Service Area 2 and sets the charge by unit type, so read the condominium line on the unit’s own bill rather than a single-family figure.

Sewer, Water and Fiber

Lee County’s utility franchise maps place The Forest in Lee County Utilities’ water service area. Sewer service is provided by Forest Utilities, Inc., a private utility operating since 1980; its rates are not published online. The community has a Hotwire fiber arrangement, per the master association’s website; whether it is billed through the association is not published. In a condominium, water and sewer are sometimes metered to the association and carried in the budget, so ask the seller for twelve months of utility bills and compare them with the budget’s utility lines.

Why We Will Not Publish a Total

Each layer is a disclosure from a different party on a different billing cycle, and neither association layer publishes a figure. A single total assembled from guesses would look precise and be wrong for someone. We put both estoppels, both budgets and the seller’s utility bills side by side for the specific unit before your review period ends.

Which Documents Must a Quail Cove Seller Give You, and What Should You Read First?

A Quail Cove seller must give you, under Florida Statutes 718.503, the declaration, articles of incorporation, bylaws and rules, the association’s annual financial statement and budget, and the state’s frequently asked questions document, at the seller’s expense. Because Quail Cove’s buildings are two stories, the milestone and reserve study items in that list do not apply. You will also need two estoppel certificates.

Data updated: September 2026 (Florida Statutes 718.503, 718.116, 718.111 and 720.30851; Florida Division of Corporations filings, retrieved September 2026)

Read the Budget and Reserve Schedule First

Because neither association publishes a fee, the budget is the first page that states your number. Read what it funds, the reserve schedule against 1982 buildings, whether the owners voted to waive or reduce reserves, the insurance line and whether any special assessment is levied or proposed. Special assessments are not published; buyers find them in the estoppel certificate and the meeting minutes.

Then the Minutes and the 2025 Repaving

The last year of board minutes is where a pending special assessment usually appears first, and at Quail Cove it is also where the 2025 parking rebuild was decided. Ask how the repaving was paid for, from the pavement reserve or by special assessment, and whether any balance remains.

Then the Declaration and Its Amendments

Quail Cove’s declaration is recorded at Official Records Book 1606, Page 1563 in the Lee County public records, and the state approved one amendment on August 23, 1982. The declaration is not posted online and we have not read its text. It holds unit boundaries, common and limited common elements, the leasing terms, the pet rule and any approval procedure for sales and leases, so read every amendment before you rely on an answer.

The Records You Can Read Today

Quail Cove Condominium Association, Inc. has been an active Florida not-for-profit corporation since February 9, 1981, document number 756251, with no recorded events and no name history, and filed annual reports in 2024, 2025 and 2026, per the Division of Corporations. The 2026 annual report lists five officers and directors. The state condominium registry records the project as PR1U006247, licensed July 2, 1981, 24 units, developer Timberlakes Ltd., per the DBPR condominium search.

Two Estoppels, and What They Cost

The condominium estoppel under section 718.116 states the assessment, any special assessment and the account status; the master estoppel under section 720.30851 does the same for the master assessment. Florida caps the condominium 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.

No Records Website Under 25 Units

Florida requires a condominium association managing 25 or more units to post its official records online, under section 718.111(12)(g). Quail Cove has 24 recorded units, so the statute does not require a website, and we found none. The records still exist and owners can inspect them; the practical route for a buyer is through the seller, who delivers them under section 718.503.

Who Manages Quail Cove

The public records name different managing parties in different years, so we confirm the manager of record when we order the estoppel certificate rather than state one here. The association’s corporate filings are public with the Division of Corporations.

The Questions to Ask the Association

• Does the current budget fully fund reserves, or did the owners vote to waive or reduce them, and for which items?
• How was the 2025 repaving paid for, and is any special assessment, line of credit or loan adopted or proposed?
• What are the current regular assessment and its billing cycle?
• When were the roofs on each building last replaced, and under which permits?
• What are the master policy’s limits and wind deductible, and does the association carry flood coverage on the buildings?
• What is the written approval procedure for a sale or a lease, and how long does it take?
• What are the pet, leasing and alteration rules, and have they changed since the declaration was recorded?
• Is the tennis court named in the common-element description still a court?

Why Don’t Florida’s Milestone and Reserve-Study Laws Apply to Quail Cove?

Florida’s milestone inspection and structural integrity reserve study laws do not apply to Quail Cove because both reach only condominium buildings three habitable stories or more in height, and Lee County records all three Quail Cove buildings at two stories. In The Forest, only Sparrowood’s buildings are recorded at three.

Data updated: September 2026 (Florida Statutes 553.899, 718.112 and 718.503, 2026 text; Lee County parcel roll and building footprint layer)

What the County Records Show

Two independent county records agree. The Lee County parcel roll carries a two-story maximum on every Quail Cove unit, and the county’s building footprint layer describes each of the three buildings as a low-rise condominium of eight residential units, built in 1982, two stories at most.

What the Statutes Say

Section 553.899 requires milestone inspections of condominium buildings three habitable stories or more in height, and section 718.112(2)(g) requires a structural integrity reserve study for the same class of building and states that it “does not apply to buildings less than three stories in height.” Both laws were created in 2022 and amended in 2023, 2024 and 2025.

The Precision Caveat

Both statutes measure height as determined by the Florida Building Code, and that determination belongs to the local building official, which for unincorporated Lee County is the county. The property appraiser’s two-story record is strong evidence and the only public one we found, and it is consistent across all three buildings, but it is not the building official’s determination.

What That Means for a Buyer

Two consequences follow. A Quail Cove resale package does not carry a milestone summary or a reserve study, because section 718.503 requires those only where they apply; expect a statement that none is required or none has been completed. And because Quail Cove is not an association that must obtain a reserve study, its owners keep the ability to vote to fund less than full reserves, which the law now denies to three-story buildings. That flexibility can keep assessments lower; it can also leave a roof or repaving bill to a special assessment. The budget tells you which way Quail Cove has chosen.

How This Differs From Sparrowood

Sparrowood’s three buildings are the only three-story residential buildings in The Forest, according to Lee County property records, which places Sparrowood alone under Florida’s milestone-inspection and structural integrity reserve study requirements for condominiums of three or more stories. Every other condominium building in The Forest, Quail Cove’s among them, is recorded at one or two stories. Our Sparrowood buyer page walks through that purchase.

What Did the 2025 Repaving and the Permit File Change for a Quail Cove Buyer?

The 2025 repaving gave Quail Cove new pavement: Lee County development order LDO2025-00213 milled the parking down to base rock and laid a two-inch FDOT S-III asphalt course, closed and finaled August 15, 2025. The permit file adds window, shutter, door, electrical, mechanical and plumbing work since 2021, but no roof date we could establish.

Data updated: September 2026 (Lee County development orders layer and Accela, queried September 24, 2026)

The 2025 Parking Rebuild

The county’s development orders layer records LDO2025-00213, project “Quail Cove Condo,” described as: “Mill existing pavement down to base rock. Install FDOT S-III asphalt at a depth of 2” and restripe per existing layout." The record was created in April 2025 and reached Closed-Finaled status on August 15, 2025. Milling to base rock and laying a new course is a full resurfacing, not a seal coat. No other development order names Quail Cove.

What It Means for Your Budget Review

Pavement resurfacing is one of the three reserve items Florida law names for every condominium budget. A buyer should know whether the work was paid from the pavement reserve, which would leave that reserve rebuilding from a low balance, or by special assessment, which may still be billing owners. The estoppel and the minutes answer it.

Building Permits at the Three Addresses

Source: Lee County Accela, 16675 Forest Boulevard, 16679 Forest Boulevard and 16683 Forest Boulevard, queried September 24, 2026.

The Roof Date Is Not Established

Each building received an electrical permit in the same 2024 series, which reads as one association-wide project, and each carries a cluster of mechanical permits from 2022. Only the first page of each building’s permit list was read, and no roof permit appears on any first page, so we do not state when the roofs were last replaced. That date belongs on every buyer’s request list, because the roof is an association component and a reserve item.

What a Permit Search Cannot Tell You

Permits show what was filed and closed, not the condition of what was built. They also do not show work done without a permit, or interior work that did not need one. Pair the permit history with an inspection of the unit and the association’s reserve schedule for the building.

How Do You Check Flood Zone and Insurance for a Quail Cove Condo?

You check flood zone and insurance for a Quail Cove condo against FEMA panel 12071C0438H, effective November 17, 2022, where all three buildings sit entirely in Zone AE with a base flood elevation of 11 feet NAVD88, then price the association’s master policy, your own unit-owners policy and, if you finance, flood coverage before you go firm.

Data updated: September 2026 (FEMA National Flood Hazard Layer and Lee County GIS, queried September 24, 2026; FEMA CRS eligible communities list, April 2025)

Zone AE at 11 Feet, on One Panel

At Quail Cove, FEMA’s National Flood Hazard Layer returns Zone AE, coastal floodplain, static base flood elevation 11.0 feet NAVD88, inside the Special Flood Hazard Area, and FEMA’s panel index returns panel 12071C0438H. Lee County’s building footprint layer tags each of the three buildings 100 percent inside the AE zone at elevation 11. The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet, so older documents citing 10 feet predate the current map.

Ground Elevation at Quail Cove and Its Neighbors

Source: nearest 2018 LiDAR ground point to each parcel in Lee County’s spot elevations layer; the county’s footprint layer records a mean ground of 6.24, 6.32 and 6.30 feet under Quail Cove’s three buildings. That is ground, not a finished floor; only an elevation certificate states a building’s lowest floor for rating.

The Master Policy and Your Unit-Owners Policy

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 all-other-perils deductibles 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.

Loss Assessment Coverage

Every Florida unit-owners policy must include at least $2,000 of loss assessment coverage, under section 627.714, which pays toward an association assessment after a covered loss. In a 24-unit association that shares a master deductible, each owner’s share of that deductible is larger than it would be in a bigger association, so a buyer may want more than the minimum.

Flood Insurance and the Class 5 Discount

A mortgage from a federally regulated or insured lender on a unit in the Special Flood Hazard Area requires flood coverage, per FEMA’s Risk Rating 2.0 page, and most NFIP rates may not rise more than 18 percent a year. Unincorporated Lee County is a Class 5 community in FEMA’s Community Rating System, worth 25 percent off NFIP premiums inside the flood zone, per the April 2025 CRS list. Quail Cove 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.

Citizens and the Condominium Unit-Owners Form

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. A lender may still require flood coverage.

Roof Age and Wind Mitigation Through the Master Policy

The roof at Quail Cove is an association component and a required reserve item. The roof-age rules in section 627.7011(5) and the wind-mitigation discounts required by section 627.0629 work mainly through the master policy for a condominium building, so ask the association for its most recent re-roof permit date and any wind-mitigation report on each building.

Lee County’s 50 Percent Rule

Lee County applies FEMA’s substantial improvement and substantial damage rule in unincorporated Lee County: work or damage 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. In a condominium the building, not the unit, is the structure, and at Quail Cove that line is 12 feet NAVD88, about 5.7 feet above the ground, by our arithmetic.

What Does the Hurricane Ian Record Show for Quail Cove?

The Hurricane Ian record for Quail Cove is thin and we keep it that way: U.S. Geological Survey crews surveyed a high-water mark about 2.9 feet above ground at a Waters Edge building inside The Forest, no mark was surveyed at Quail Cove, and no public record we reached says whether water entered any Quail Cove unit.

What the Measurement Shows

The Waters Edge mark reads 9.5 feet NAVD88, per the USGS Short-Term Network record for Ian. It measures the water surface at that one building. It does not measure water at Quail Cove, and a building’s finished-floor elevation, not its ground, decides whether water reaches a unit.

What the County Record Shows After the Storm

Lee County’s permit file lists a cluster of 2022 mechanical permits at all three Quail Cove buildings, and the county roll shows one unit selling for $160,000 in December 2022, about eleven weeks after the storm, and again for $220,000 three months later. Neither record says what happened inside any unit, and we do not read one into them.

What the Record Does Not Say

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.

Evacuation Zone A and Storm Surge Zone 1

Quail Cove, like all of The Forest, is in Lee County Evacuation Zone A, the first zone told to leave, and the county’s evacuation layer returns Storm Surge Zone 1 at the common parcel; the state’s Know Your Zone lookup confirms any address. The master association’s re-entry rules admit contractors with a prior pass or barcode after a storm. Seasonal owners should register a key holder with the association before leaving for the summer.

What Does the Non-Bundled Club Mean for a Quail Cove Buyer?

For a Quail Cove buyer, the non-bundled club means the unit and the golf are two separate decisions and two separate costs. Buying at Quail Cove 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)

Non-Bundled, in Two Independent Voices

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.

What You Get Without Joining

A Quail Cove owner who never joins still gets the staffed gates and nightly patrol, the private streets and sidewalks, Ruthie’s Park and Quail Cove’s own pool. A non-member does not play either course, use the club’s courts or fitness center, or dine at the clubhouse as a matter of right.

What the Club Offers If You Join

The Forest Country Club, at 6100 Club Boulevard, about 0.6 miles by road from Quail Cove, runs two courses. From the back tees the Bear plays 7,010 yards (rating 75.1, slope 144) and the Bobcat 6,607 yards (rating 71.8, slope 125), per the club’s December 2025 scorecard; the Bear reopened on December 1, 2025 after a full renovation. The club lists six Har-Tru Hydro clay tennis courts, three lighted, plus pickleball, bocce and a fitness center, on its lifestyle page.

Member-Owned, and Specially Assessed

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 Quail Cove owner who does not join pays none of them.

What Membership Costs

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.

How Much Will Property Taxes Be After You Buy at Quail Cove?

Property taxes after you buy at Quail Cove start from your purchase, not the seller’s bill: Florida’s Save Our Homes cap follows the owner, so a homesteaded seller’s bill can sit far below yours. The bill adds the San Carlos Park fire levy of 2.3590 mills and a county solid waste line, and there is no CDD or MSTU line.

Data updated: September 2026 (Lee County parcel roll, queried September 2026; San Carlos Park Fire District FY2025/26 final budget)

Why Your Bill Will Not Look Like the Seller’s

The Save Our Homes cap limits annual increases in a homesteaded home’s assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower, under section 193.155, and after a sale the home is reassessed at just value. Eight of Quail Cove’s 24 units carry a homestead exemption on the 2026 county roll. On one long-held 1,538-square-foot unit the roll shows a just value of $205,665 and a taxable value of $93,602, so a buyer of a unit like that should expect a much higher bill than the seller’s.

Homestead, If You Will Live Here

If the unit becomes your permanent Florida residence on January 1, the exemption removes up to $50,000 of assessed value under section 196.031 and starts the Save Our Homes cap; portability can carry a prior Florida homestead’s accumulated benefit. Apply with the Lee County Property Appraiser by March 1 of the tax year; the seller’s exemption does not carry over to you.

No CDD, No MSTU

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 Quail Cove is the San Carlos Park fire district, which the county roll codes on every Quail Cove parcel. Compare total tax bills, not millage alone, when you weigh Quail Cove against a newer community that carries a CDD.

Which Quail Cove Rules Decide Whether a Unit Works for You?

The Quail Cove rules that decide fit, leasing terms, pet limits, alterations, hurricane protection and parking, are written in the declaration and the association’s rules, which are not published online. Read them in the resale package inside the 7-day review window, and read the master association’s community rules as well.

Leasing

Minimum lease terms and rental frequency are not published. Under section 718.110(13), an amendment prohibiting rentals or changing the rental term or frequency applies only to owners who consent and to owners who acquire title after it takes effect, so a buyer takes title subject to whatever rental amendments are in force on the closing date. Sixteen of the 24 units carry no homestead exemption, which is consistent with second-home and rental ownership but does not show how many are rented.

Pets

Pet rules at Quail Cove 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.

Age Restrictions

No public record we reached establishes an age restriction at Quail Cove, and this page makes no claim either way. Housing for older persons must meet the statutory tests in section 760.29, and any restriction would appear in the recorded declaration and rules.

Alterations and Hurricane Protection

Changes to a unit’s exterior, windows, doors and shutters are governed by the association. Under section 718.113(5), every residential condominium board must adopt hurricane protection specifications for each building. Quail Cove owners have pulled window, shutter and door permits at all three buildings since 2021, so ask for the adopted specifications and for any approval letters for work already done on the unit you are buying, because a buyer inherits an unapproved alteration.

Parking, Golf Carts and Guests

Parking assignment and guest parking inside Quail Cove sit in the association’s rules; the 2025 repaving restriped the lot “per existing layout.” 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.

Moving Day in a Two-Story Building

Ask the association for any move-in rules, deposit or reserved hours, and register the moving company through DwellingLive before it arrives at the gate. Neither association publishes move rules on a public page. Because Quail Cove is about a quarter mile inside the Main Gate, a moving truck’s route from US 41 is short.

Quail Cove vs Partridge Place: Which Forest Condominium Should You Buy?

Quail Cove and Partridge Place are two of the three Timberlakes-built, two-story condominiums in The Forest, and buyers weigh them against each other most often. Buy at Quail Cove for larger units, 1,372 to 1,538 heated square feet, a 24-owner association with its own pool and a quarter-mile drive to US 41; buy at Partridge Place for The Forest’s lowest entry prices and far more recent sales to price from.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026; FEMA National Flood Hazard Layer)

Quail Cove vs Partridge Place Decision Table

Source: Southwest Florida MLS Matrix closed and active records, pulled September 23, 2026, each neighborhood read from the MLS neighborhood field; median price per square foot is the median of each sale’s own ratio on MLS living area. Partridge Place is shown over 24 months, its first window with 10 or more closings. Lee County parcel roll and spot elevations layer; DBPR condominium registry; FEMA panels effective November 17, 2022.

The Same Budget, Side by Side

The closest price overlap on the 2026 record is about $170,000 to $190,000. At Quail Cove, a unit the county records at 1,372 square feet, listed at 1,381, sold for $190,000 in January 2026, $137.58 a foot. At Partridge Place, a 1,161-square-foot unit sold for $170,000 the same month, $146.43 a foot. Those figures are our arithmetic on the Southwest Florida MLS records. On that evidence the extra $20,000 at Quail Cove bought about 220 more square feet of living area, and it came after 405 days on market at 84.44 percent of list.

Why the 48-Month Numbers Mislead at Partridge Place

Partridge Place’s 48-month record includes eight sales in November and December 2022, weeks after Hurricane Ian, at $75,000 to $145,000, which pull its 48-month figures down. That is why the table compares Partridge Place over 24 months. Quail Cove has no MLS closing before December 2023, so its 24-month and 48-month records are close to the same story.

Who Should Choose Quail Cove, and Who Should Choose Partridge Place?

Choose Quail Cove if you want a larger two-bedroom plan, a 24-owner association with its own pool, new pavement and the shortest drive to US 41 and the clubhouse, and you are comfortable pricing a unit from nine sales and the county’s deeds. Choose Partridge Place if the lowest entry price in The Forest matters most, a 1,161-square-foot plan is enough space, and you want 11 sales in two years to price from. Either way, read that association’s budget, reserves and declaration before you sign, because at both the numbers that matter most are not published. Our Partridge Place buyer page walks through that purchase the same way this page does.

Where the Other Forest Condominiums Fit

Over the same 48 months Dove Hollow, filed the same day as Quail Cove’s association, closed 10 sales at a median of $297,500 for units of about 1,419 heated square feet, Dove’s Nest 10 at $279,500, and Fairway Woods 31 at $350,000 in one- and two-story buildings with garages. Partridge Court, the third Timberlakes condominium, has 16 units and 9 sales in the pull. Our buyer pages for Fairway Woods at The Forest, The Heron at The Forest and Waters Edge at The Forest cover those purchases.

How Do We Find You the Right Quail Cove Unit?

We find you the right Quail Cove unit by matching your budget to the recorded sales and to a plan, watching a neighborhood of about two sales a year so you hear about a listing the day it appears, clearing gate access before every showing, and touring with the questions a listing does not answer.

Matching Your Budget to the Record, Not a Median

With nine MLS sales and four extra deeds in four years, a Quail Cove price is a judgment built from a handful of comparables and a document file. We show you every recorded sale, its building, its recorded size, its date and its time on market, so you know whether your number buys an updated 1,538-square-foot unit or an original smaller one.

Watching a Market of About Two Sales a Year

Quail Cove recorded one to three MLS sales in each full calendar year of the pull, 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 Quail Cove unit comes to market, and when a Partridge Place or Dove Hollow unit does, because many Quail Cove buyers weigh them too.

Pre-Market and Off-Market Conversations

Four of the 13 recorded Quail Cove deeds in four years never appeared as MLS closings. When we learn of a unit before it reaches the MLS, we will tell you whether it fits your budget, and we will price it against the same recorded sales as any listed unit.

Touring Behind a Staffed Gate

Every visitor enters through a staffed gate, and guests are pre-registered through the association’s DwellingLive system, so we arrange access before we schedule. On tour, check the view from every window, the route to the unit, the parking, the windows, doors and shutters, the air conditioning and water heater dates, whether a den is an enclosed lanai, and the pool and court.

Set Up Custom Listing Alerts for Quail Cove

Ask Marc at (239) 287-5873 to set up a saved search for Quail Cove by budget and plan, 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.

How Do We Negotiate for You at Quail Cove?

We negotiate for you at Quail Cove at partner level, with the recorded sales and deeds in hand, the listing’s days on market and price history, the unit’s recorded size against its listed size, the association’s budget, reserves and minutes as leverage, and a contract calendar that gives both estoppels and the resale package time to arrive before your deposit is at risk.

Price From the Recorded Sales

A list price above the recent sales has to show why, with updates, a view or a better plan. If it cannot, we write to the sales. The two most recent Quail Cove closings took 68 and 405 days and closed at 95.72 and 84.44 percent of list, and both current listings have waited more than 260 days, which is the market’s own evidence of how it treats a price above its sales.

Square Footage as Leverage

When a listing describes more living area than the county records, we price on both figures and show you the difference in dollars. A buyer paying per square foot should pay for space that is measured, not for a number a previous listing entered.

Documents as Leverage

Waived or reduced reserves, a planned special assessment, an unpaid balance on the 2025 repaving, a roof near the end of its life, 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.

Protecting Your Deposit

The review rights under section 718.503, including the 7-business-day voidability window after you receive the condominium documents, the inspection period and any association approval period give you defined exits. We track every deadline, deliver every notice in writing and on time, and sequence them so your deposit is not at risk before you have read the budget and both estoppels.

Closing Dates That Fit the Association

Where the declaration requires the association to approve a purchase, we set a closing date that leaves room for it and file the application the week you sign. The association does not publish its approval timeline, so we ask for it in writing on day one.

What Are the Closing Costs When You Buy at Quail Cove?

Closing costs when you buy at Quail Cove 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)

Title Insurance and the Promulgated Rate

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. As an illustration at a $250,000 price, the owner’s premium at those rates is $1,325, by our arithmetic, before endorsements. Who pays for the owner’s policy and who chooses the title agent is written into the purchase contract.

Taxes on a Financed Purchase

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 $250,000 with an 80 percent loan of $200,000, the note stamps come to $700 and the intangible tax to $400, by our arithmetic.

Prorations and Estoppel Items

The condominium assessment and the master assessment are prorated to the closing date from the figures on each estoppel certificate, and any special assessment the estoppel shows as due appears as its own line. Property taxes are prorated against the seller’s current bill, which is not a forecast of yours.

What the Seller Customarily Pays

The documentary stamp tax on the deed, 70 cents per $100 under section 201.02, is customarily paid by the seller, and the resale package under section 718.503 is provided at the seller’s expense. The contract controls every allocation.

Inspections and the Elevation Certificate

Budget for a general inspection of the unit, and a measurement if the listing’s square footage matters to your price. 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.

How Does Buyer’s Agent Compensation Work at Quail Cove in 2026?

Buyer’s agent compensation at Quail Cove 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 Written Buyer Agreement

The agreement must be signed before the tour, in person or by live virtual tour, per the NAR settlement FAQs and its guide to written buyer agreements. It must state the amount or rate of compensation, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable. You need no agreement to talk to us or ask which plan a unit is.

Who Pays

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.

What You Get for It

The recorded sales and deeds, both estoppels ordered on day one, the budget, reserves and minutes read inside your review period, the approval step built into the calendar, the flood and insurance file assembled before you bind, and a closing that lands on time.

What Is Daily Life Like Around Quail Cove?

Daily life around Quail Cove runs through The Forest’s staffed Main Gate, a quarter mile away, and the US 41 corridor of south Fort Myers: Gulf Coast Medical Center about 8 minutes, Southwest Florida International Airport about 16 minutes and Bunche Beach Preserve about 19 minutes, measured as free-flow drives from the Quail Cove common parcel.

Data updated: September 2026 (routes computed September 24, 2026; Florida Department of Education 2026 school grades file)

Gates, Barcodes and Guests

The Main Gate on Forest Boulevard at Tamiami Trail is staffed 24 hours a day and the Island Park Gate from 7:00 AM to 10:00 PM, with a nightly patrol, per the master association’s 2022 Emergency Preparedness Plan. Residents request vehicle barcodes through the association’s barcode request form. Forest Boulevard is private and posted at 25 miles per hour beyond its mouth at US 41, per Lee County’s road centerline layer.

Everyday Drives

Routes were computed from the Quail Cove common parcel on the OpenStreetMap road network with the OSRM routing engine and no traffic model; destinations were located with the US Census Bureau geocoder. Season traffic runs longer.

Schools

Lee County assigns students through zones of school choices, not a single school per address. Quail Cove, 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.

Grades are from the Florida Department of Education’s 2026 school grades file; drives are our free-flow figures from Quail Cove. The district’s 2026-27 transportation plan does not provide Dunbar bus service to The Forest’s subzone. Confirm choices for a specific address through the district’s student enrollment page.

Hospital

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 4.2 miles and 8 minutes from Quail Cove. HealthPark Medical Center and Golisano Children’s Hospital share a campus about 5.5 miles away.

What Is Changing Nearby

Quail Cove sits closer to US 41 than most of The Forest, so the approved commercial projects along the highway, including a convenience store with fuel pumps at US 41 and Island Park Road, are closer to it too, per Lee County’s zoning cases layer. Inside the gates, a proposed 149-foot wireless monopole on the club’s golf parcel, Lee County cases SEZ2026-00001 and VAR2026-00001, was In Review with no hearing scheduled and nothing approved as of September 23, 2026. Where on the golf parcel it would stand relative to Quail Cove is in the application file, which we have not read.

How Do You Get a Personalized Quail Cove Buyer Consultation?

You get a personalized Quail Cove buyer consultation by using the buyer form on this page or calling Marc Comisar at (239) 287-5873. We review your budget against every recorded sale and deed, walk through the two association layers and the reserve question, and set up alerts for Quail Cove and the other condominiums inside The Forest.

What the Consultation Covers

Your budget against the recorded sales, which plan and building fit how you will use the unit, the association layers and what each estoppel will state, the reserve and repaving questions, the flood and insurance picture, the rules to read, the club decision and a timeline that fits the season.

How to Reach Us Today

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.

Selling a Home to Buy Here?

If you are selling in Southwest Florida to buy at Quail Cove, we sequence both sides with one calendar. Owners inside The Forest can read how we sell homes in The Forest or get a free home valuation in The Forest, and Quail Cove owners moving within the neighborhood can start with how we sell Quail Cove homes or call Jesse direct at (239) 898-6072.

What Do Buyers Say About Working With McGreevy and Comisar?

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.

A Buyer on Fit, Not Upselling

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review

A Buyer on Finding the Right Home

★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Kendall Sweat, verified Google review

An Experienced Buyer on Knowledge

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review

Why Does a Quail Cove Specialist Matter When You Buy?

A Quail Cove specialist matters when you buy because the price turns on nine sales, four extra deeds and three recorded unit sizes rather than a neighborhood median, the owners may still vote to reduce reserves, neither association publishes its fee, the association keeps no public website, and every unit sits in a FEMA flood zone that an insurer will price.

Jesse McGreevy

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

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.

What a General Agent Tends to Miss at Quail Cove

A general agent may price a Quail Cove unit per square foot off a listing’s living area instead of the county’s plan, read a unit number as a floor, miss the four deeds the MLS never carried, skip the reserve vote in the budget, quote one estoppel instead of two, 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.

The Wider Forest Picture

For the whole community, our guide to The Forest covers all 19 neighborhoods, and our Fort Myers guide covers the city around it. Our neighborhood guides cover The Heron, Fairway Woods, Waters Edge, Dove Hollow, Dove’s Nest, Partridge Place, Partridge Court, Sparrowood, Eagle’s Landing and Quail Cove.

Frequently Asked Questions, Buyer Edition: Buying a Quail Cove Condominium

These are the questions buyers ask most about Quail Cove, 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.

What is Quail Cove?

A 24-unit condominium inside The Forest, the gated golf community in south Fort Myers, built in 1982 in three two-story buildings of eight on Forest Boulevard, with every unit recorded as two bedrooms and two baths in three sizes of 1,372 to 1,538 heated square feet.

Where is Quail Cove in Fort Myers?

Inside the gates of The Forest, in unincorporated Lee County, ZIP 33908, at 16675, 16679 and 16683 Forest Boulevard, about a quarter mile by road from the Main Gate at US 41. It is the one neighborhood in The Forest addressed on Forest Boulevard itself.

How much does a Quail Cove condo cost?

Two MLS closings in the 12 months to September 23, 2026 sold at $190,000 and $257,500; nine closings in 48 months ran $190,000 to $370,000. With fewer than 10 sales, we list every sale and publish no median.

Which Quail Cove condos are for sale right now?

On September 23, 2026 the MLS showed two, both in Building 2: #104 asking $299,900 and #102 asking $247,500, after 261 and 282 days on market, with no pending sale. Listings change weekly.

Is Quail Cove a buyer’s market right now?

It leans toward buyers: two listings against two sales in a year is about 12 months of supply, and the last two sales closed at 84.44 and 95.72 percent of list after 405 and 68 days.

How big are Quail Cove condos?

Lee County records 12 units at 1,538 heated square feet (every x01 and x04), six at 1,381 and six at 1,372, all two bedrooms and two baths. MLS listings have shown 1,381 to 1,776 square feet of living area for the same units.

What is the price per square foot at Quail Cove?

The two sales of the last 12 months ran $137.58 and $145.81 per square foot of MLS living area, and the nine sales of the 48-month pull ran $137.58 to $227.56.

Why do Quail Cove listings show more square feet than the county?

MLS living area is whatever the listing agent entered, and a figure 200 to 240 square feet above the county’s is consistent with an enclosed or conditioned lanai being counted. We have not measured the units; have yours measured before you pay per foot.

Did any Quail Cove units sell off the MLS?

Yes. The county roll records 13 priced deeds in four years, and four of them never appeared as MLS closings, including one unit that sold for $160,000 in December 2022 and $220,000 in March 2023.

Do Florida’s milestone inspection and reserve study laws apply to Quail Cove?

No. Both reach only condominium buildings three habitable stories or more in height, and Lee County records all three Quail Cove buildings at two stories. In The Forest only Sparrowood’s buildings are recorded at three.

Can the Quail Cove owners vote to waive reserves?

Yes, by a majority of the total voting interests, because the post-2024 bar on waiving reserves applies only to associations that must obtain a structural integrity reserve study. Read the current budget to see which choice was made.

Which association will I belong to at Quail Cove?

Two: Quail Cove Condominium Association, Inc., active since February 9, 1981, and The Forest Property Owners’ Association, the master association that runs the gates and streets.

What are the HOA fees at Quail Cove?

Not published. Quail Cove’s assessment appears in its budget and resale estoppel certificate, and the master assessment is not published either. There is no CDD or county MSTU on top.

How many estoppel certificates will I need at Quail Cove?

Two: one from Quail Cove’s association and one from the master association. Florida caps the condominium fee at $250 when nothing is delinquent, plus $100 for delivery within three business days.

Who manages Quail Cove?

The public records point in different directions, so we confirm the manager of record when we order the estoppel certificate rather than state one here. The association’s corporate filings are public with the Division of Corporations.

Does Quail Cove have a website with its documents?

We found none, and the law does not require one: the website duty applies to associations managing 25 or more units, and Quail Cove has 24. A buyer receives the documents from the seller under section 718.503.

How long do I have to review the condominium documents?

Florida’s resale statute lets you void the contract within 7 days, excluding weekends and legal holidays, after you sign and receive the declaration, bylaws, rules, financial statement, budget and the state’s FAQ document, unless you received them more than 7 days before signing.

What was the 2025 repaving at Quail Cove?

Lee County development order LDO2025-00213 milled the parking to base rock and laid a two-inch FDOT S-III asphalt course, restriped per the existing layout, closed and finaled August 15, 2025. Ask how it was paid for.

When were the Quail Cove roofs replaced?

Not established. No roof permit appears on the first page of any building’s Lee County permit list, so ask the association for the most recent re-roof permit on each building.

Do you have to join The Forest Country Club to live at Quail Cove?

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.

How much is a membership at The Forest Country Club?

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.

Does a club membership transfer with a Quail Cove unit?

Because membership is separate from home ownership, a club membership should not be assumed to transfer with a home. Treat the club’s written answer as the authority.

Does Quail Cove have a pool?

Yes. The county’s legal description of Quail Cove’s common elements names a pool and a tennis court, and the appraiser’s pool flag is set on every unit. Whether the court is still a court is not in any public record we reached.

Do Quail Cove condos have garages?

No garage appears on the county record. Parking is a common element, repaved in 2025; how spaces are assigned is set in the declaration and rules.

Does the first digit of a Quail Cove unit number tell you the floor?

Do not rely on it. Confirm a unit’s level from the condominium documents and in person. What the county roll does show is the plan: every unit ending in 01 or 04 is 1,538 square feet.

Who built Quail Cove?

The state condominium registry names Timberlakes Ltd., The Forest’s original developer, as developer of Quail Cove, licensed July 2, 1981, after Partridge Place and Partridge Court.

Is Quail Cove in a flood zone?

Yes. All three buildings are 100 percent in FEMA Zone AE, base flood elevation 11 feet NAVD88, on panel 12071C0438H, effective November 17, 2022, on ground of about 6.2 to 6.3 feet.

Do I need flood insurance at Quail Cove?

With a federally regulated or insured mortgage, yes. Ask whether the association’s master policy includes flood coverage on the buildings. Unincorporated Lee County’s Class 5 rating cuts NFIP premiums 25 percent.

Did Quail Cove flood in Hurricane Ian?

No public record we reached says whether water entered any Quail Cove unit. USGS surveyed a mark about 2.9 feet above ground at a Waters Edge building; no mark was surveyed at Quail Cove.

Can I rent out a Quail Cove condo?

It depends on the declaration and rules, which are not published online. A rental-restricting amendment binds only owners who consent and owners who take title after it, so read the rules in force at your closing.

Are pets allowed at Quail Cove?

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.

Is Quail Cove a 55-plus community?

No public record we reached establishes an age restriction at Quail Cove, and this page makes no claim either way. Read the declaration before you rely on an answer.

What will my property taxes be at Quail Cove?

Budget from your purchase price, not the seller’s bill, because the Save Our Homes cap follows the owner. Add the San Carlos Park fire levy of 2.3590 mills; there is no CDD.

How does the homestead exemption work for a Quail Cove condo?

If the unit is your permanent residence on January 1, the exemption removes up to $50,000 of assessed value and starts the Save Our Homes cap. Apply by March 1; 8 of the 24 units carry one today.

Is Quail Cove in the City of Fort Myers?

No. Quail Cove has a Fort Myers mailing address, but every parcel is in unincorporated Lee County, which handles zoning, permits and flood-plain rules.

Who provides water and sewer at Quail Cove?

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.

Which schools serve Quail Cove?

Quail Cove sits in Lee County’s Elementary Zone O, Middle School Zone MM and High School South Zone 2. Rayma C. Page Elementary, graded A in 2026, is about 1.6 miles away.

How far is Quail Cove from the airport and the beach?

About 8.8 miles and 16 minutes to the Southwest Florida International Airport terminal and about 9.8 miles and 19 minutes to Bunche Beach Preserve, free-flow from the Quail Cove common parcel.

How do buyers get through the gate for showings?

Guests, including buyers and agents, are pre-registered through the DwellingLive visitor system. We arrange access before we schedule a showing.

Who pays for title insurance when I buy in Lee County?

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.

Do I have to sign a buyer agreement before touring?

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.

How does Quail Cove compare with Partridge Place?

Quail Cove has larger units, 1,372 to 1,538 heated square feet against 1,161, a smaller association and a location near the US 41 entrance; Partridge Place has lower prices and more recent sales to price from.

What should I do first if I want to buy at Quail Cove?

Set your budget against the recorded sales, decide which plan you want, ask how reserves are funded, decide whether you want the club, and set up alerts. Call Marc Comisar at (239) 287-5873.

Sources and Authoritative References

Every Quail Cove figure on this page traces to a primary source below, listed as of September 27, 2026: the association’s filings with the Florida Division of Corporations and the state condominium registry, Lee County’s parcel, permit, development-order, flood, road and tax 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.

Quail Cove Association and State Condominium Records

1. Florida Division of Corporations, Quail Cove Condominium Association, Inc., document 756251
2. Quail Cove Condominium Association, 2026 annual report
3. Quail Cove Condominium Association, 2025 annual report
4. Quail Cove Condominium Association, 2024 annual report
5. Florida DBPR condominium search (Quail Cove Condo, project PR1U006247)
6. Florida DBPR, licensee search
7. Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes
8. Florida DBPR, condominium SIRS reporting
9. Florida Division of Corporations, Timberlakes name search
10. Florida Real Estate Commission

The Forest: Master Association, Club and Utilities

11. Florida Division of Corporations, The Forest Property Owners’ Association, Inc.
12. The Forest Property Owners’ Association, 2022 Emergency Preparedness Plan
13. The Forest resident portal
14. The Forest Property Owners’ Association website
15. The Forest Property Owners’ Association, vehicle barcode request form
16. DwellingLive visitor system, The Forest
17. FirstService Residential, resale and lender documents
18. The Forest Country Club
19. The Forest Country Club, membership
20. The Forest Country Club, membership inquiry form
21. The Forest Country Club, lifestyle
22. The Forest Country Club, scorecard, December 2025
23. Florida Division of Corporations, The Forest Country Club, Inc.
24. The Forest Country Club Form 990 filings, ProPublica Nonprofit Explorer
25. Florida Division of Corporations, Forest Utilities, Inc.

Lee County Geographic and Permit Records

26. Lee County parcel roll, feature service
27. Lee County building footprints layer
28. Lee County development orders layer (LDO2025-00213, Quail Cove Condo)
29. Lee County road centerline layer (Forest Boulevard)
30. Lee County 2018 LiDAR spot elevations layer
31. Lee County FIRM layer
32. Lee County pre-coastal-study FIRM layer
33. Lee County evacuation zones layer
34. Lee County MSTBU layer
35. Lee County solid waste districts layer
36. Lee County water franchise layer
37. Lee County wastewater service area layer
38. Lee County zoning cases layer
39. Lee County Accela, permit records at 16675 Forest Boulevard
40. Lee County Accela, permit records at 16679 Forest Boulevard
41. Lee County Accela, permit records at 16683 Forest Boulevard

Lee County Government, Property Appraiser and Clerk

42. Lee County special districts roster
43. Lee County adopted solid waste rates
44. Lee County flood information
45. Lee County substantial improvement and substantial damage
46. Lee County Community Rating System discounts
47. Lee County Evacuation Zone A map
48. Lee County Utilities
49. Lee County Property Appraiser, homestead exemption
50. Lee County Property Appraiser, Quail Cove common-element parcel
51. Lee County Clerk, official records services
52. Lee County case file SEZ2026-00001, proposed monopole
53. Lee County case file VAR2026-00001, companion variance
54. San Carlos Park Fire District, FY2025/2026 final budget
55. FEMA FIRM panel 12071C0438H, Lee County copy
56. FEMA FIRM panel 12071C0576H, Lee County copy (Partridge Place)

Florida Statutes, Rules and State Agencies

57. Florida Statute 553.899, mandatory structural inspections
58. Florida Statute 718.112, bylaws, budgets, reserves and the structural integrity reserve study
59. Florida Statute 718.503, disclosure prior to sale
60. Florida Statute 718.116, assessments and estoppel certificates
61. Florida Statute 720.30851, homeowners association estoppel certificates
62. Florida Statute 718.111, the association, insurance and official records
63. Florida Statute 718.110, amendments, including rental restrictions
64. Florida Statute 718.113, maintenance and hurricane protection specifications
65. Florida Statute 689.302, flood disclosure
66. Florida Statute 627.714, unit-owner loss assessment coverage
67. Florida Statute 627.351, Citizens Property Insurance
68. Florida Statute 627.7011, homeowner policies and roof age
69. Florida Statute 627.0629, wind-mitigation discounts
70. Florida Statute 193.155, Save Our Homes assessment limitation
71. Florida Statute 196.031, homestead exemption
72. Florida Statute 760.27, emotional support animals in housing
73. Florida Statute 760.29, housing for older persons
74. Florida Statute 201.02, documentary stamp tax on deeds
75. Florida Statute 201.08, documentary stamp tax on notes
76. Florida Statute 199.133, nonrecurring intangible tax
77. Florida Statute 475.278, brokerage relationships
78. Florida Administrative Code Rule 69O-186.003, title insurance rates
79. Senate Bill 4-D (2022 Special Session D)
80. Florida Building Commission, building code effective dates
81. Florida Division of Emergency Management, Know Your Zone
82. Florida Department of Health, trauma centers
83. Florida Department of Education, 2026 school grades file
84. National Association of REALTORS, written buyer agreements
85. National Association of REALTORS, settlement FAQs

Federal Flood and Storm Records

86. FEMA National Flood Hazard Layer, flood hazard zones (queried at Quail Cove)
87. FEMA National Flood Hazard Layer, FIRM panel index
88. FEMA National Flood Hazard Layer map service
89. FEMA Map Service Center
90. FEMA Risk Rating 2.0
91. FEMA Community Rating System eligible communities, April 2025
92. FloodSmart, the National Flood Insurance Program
93. U.S. Geological Survey Short-Term Network, Hurricane Ian high-water marks, Lee County

Schools, Healthcare, Travel and Mapping

94. Lee County School District, 2026-27 zone map
95. Lee County School District, student enrollment
96. Lee County School District, transportation optimization
97. Lee Health, Gulf Coast Medical Center
98. Lee Health, HealthPark Medical Center
99. Southwest Florida International Airport
100. US Census Bureau geocoder
101. OpenStreetMap
102. OSRM routing engine

Market Data

103. Southwest Florida MLS, Matrix (The Forest development, closed and active records, pulled September 23, 2026; subscriber system)

McGreevy and Comisar

104. McGreevy and Comisar Quail Cove guide
105. McGreevy and Comisar guide to The Forest
106. Buying a home in The Forest
107. McGreevy and Comisar Partridge Place guide
108. McGreevy and Comisar Fort Myers guide
109. Jesse McGreevy agent profile
110. Marc Comisar agent profile
111. Domain Realty Group
112. McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes the document, so a Quail Cove buyer always opens the official, current copy. We host nothing ourselves. The declaration, the rules, the budget and reserve schedule, the insurance declarations and the board minutes are not posted publicly; they come with the resale package. The declaration, at Official Records Book 1606, Page 1563, can be retrieved by book and page from the Lee County Clerk’s official records.

Your Quail Cove Buying Team, and How to Reach Us Today

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 Quail Cove 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.

The Accolades, Verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

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.