Sparrowood at The Forest, South Fort Myers
Thirty identical two-bedroom condominiums in the only three-story buildings in The Forest, two associations and fees no one publishes. We price your offer from every recorded sale, get the milestone and reserve study file and order both estoppels on day one. Call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Sparrowood means buying one of 30 two-bedroom condominium units in the only three-story buildings inside The Forest, the gated golf community in south Fort Myers, with two association layers, fees that no association publishes, and Florida’s milestone inspection and structural integrity reserve study rules in play. Three units sold in the last 12 months, so the documents decide the purchase.
The full record of the neighborhood, its three buildings, its association, its flood map and every sale of the last four years, is on our Sparrowood 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 Sparrowood 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 Sparrowood homes or start with a free Sparrowood 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 Sparrowood 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.
Sparrowood is one of the smaller condominium neighborhoods inside The Forest’s gates, 30 of the community’s 487 attached homes, about 6 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 Sparrowood’s own common elements come with the home.
Sparrowood is three buildings on Cougar Run: Building A at 6216 and Building B at 6258, nine units each, finished in 1984, and Building C at 6300, twelve units, finished in 1985. Lee County records every one of the 30 units at 1,772 or 1,773 heated square feet with two bedrooms and two baths. Every owner belongs to Sparrowood of Lee Condominium Association, Inc. and to The Forest Property Owners’ Association, the master association.
Sparrowood has no second floor plan, no garage on the county record, no building finished after 1985, no published fee at either association layer and no unit outside FEMA flood Zone AE. It also has no exemption from the post-2022 condominium safety laws, because it is the one building group in The Forest they reach. A buyer who wants one-story living or a building outside those laws should look at Waters Edge at The Forest or Fairway Woods at The Forest instead, and we cover both.
Sparrowood buyers work with McGreevy and Comisar because a Sparrowood purchase turns on records a general agent rarely reads: the milestone inspection summary, the structural integrity reserve study, two estoppel certificates, an unpublished budget with a reserve line the owners can no longer waive, and a FEMA panel. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing teams, our guide to the best real estate agents in Fort Myers sets them side by side on the public record.
Your agent should tell you which of the eight recorded sales your offer is really competing with, what the contract must say about the milestone inspection and the reserve study, 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.
Marc Comisar runs the buy side in the field: gate access, tours, inspections, contractor quotes and the walk-through. Jesse McGreevy runs the data, the documents and the association paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more on our about McGreevy and Comisar page.
We track the Sparrowood market for a buyer from two independent records: every closed and active Sparrowood listing in the Southwest Florida MLS over the last four years, and Lee County’s parcel roll, which places each sale in its building and records each unit’s size, story count and value. Each figure on this page names its window and its count.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll, queried September 2026)
In the last 12 months we tracked 3 Sparrowood closings in the Southwest Florida MLS, $740,000 in closed volume, covering closings dated September 24, 2025 to September 23, 2026. We tracked all 8 closings of the last 48 months as well, $2,305,000 in total, and matched each one by address to its building on the county roll, because the MLS carries all three buildings under one name.
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.
A 30-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. Sparrowood had 3 closings in 12 months, 4 in 24, 5 in 36 and 8 in 48, so every sale is listed below and no median is published.
The recorded sales, the live competition, the building and level of the unit, the flood panel and ground elevation, and the list of milestone, reserve study and association documents to request, assembled before you tour, so that when the right unit comes up you can write a clean offer inside days rather than weeks.
The Sparrowood market leans toward buyers: the Southwest Florida MLS counts 3 closings in the 12 months to September 23, 2026, at $230,000, $245,000 and $265,000, each well below its list price and each after more than five months on market, and two listings were active that day, about 8 months of supply in a 30-unit neighborhood.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026)
Closed | Building | Beds and baths (MLS) | Living sq ft (MLS) | List price | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
September 2026 | A, 6216 Cougar Run | 2 bed, 2 bath | 1,773 | $265,000 | $230,000 | $129.72 | 86.79% | 337 |
March 2026 | B, 6258 Cougar Run | 2 bed, 2 bath | 1,758 | $264,500 | $245,000 | $139.36 | 92.63% | 158 |
December 2025 | C, 6300 Cougar Run | 2 bed, 2 bath | 1,758 | $299,000 | $265,000 | $150.74 | 88.63% | 633 |
Window: September 24, 2025 to September 23, 2026. Three closings, $740,000 in volume. None closed at or above its asking price. The simple average of the three sale-to-list ratios is 89.35 percent and of the three days-on-market figures 376, by our arithmetic; both describe these three sales, not a market rate. Building is resolved by address against the Lee County parcel roll.
On September 23, 2026 the MLS showed two active Sparrowood listings and no pending sale.
Building | Beds and baths (MLS) | Living sq ft (MLS) | Asking | Asking per sq ft (our arithmetic) | Days on market |
|---|---|---|---|---|---|
B, 6258 Cougar Run | 2 bed, 2 bath | 1,688 | $285,000 | $168.84 | 4 |
A, 6216 Cougar Run | 2 bed, 2 bath | 1,688 | $199,900 | $118.42 | 24 |
The two ask $85,100 apart for the same recorded floor plan. The $285,000 listing asks $20,000 more than the highest Sparrowood sale of the last 12 months, and the $199,900 listing asks $30,100 less than the lowest, which is the kind of gap we put in writing before you offer. Listings change weekly; your search is set up to catch the next one the day it appears.
The three Sparrowood sales of the last 12 months closed at 86.79, 88.63 and 92.63 percent of list, and none closed at full price. Over the full 48 months, two of eight sales closed at or above asking, both in 2023 and 2024. Sparrowood buyers negotiate, and they negotiate best with the recent sales and the association’s documents in hand.
Two listings against 3 closings in the last 12 months is about 8 months of supply, by our arithmetic. By the usual rule of thumb, more than six months favors buyers. On a sample this small, one sale moves that figure by months, so read it as a direction, not a measurement.
The 24-month window adds one sale, $320,000 in February 2025, for 4 closings from $230,000 to $320,000. The 36-month window adds a fifth, $345,000 in April 2024, and the 48-month window reaches 8 closings from $150,000 to $450,000. The last four closings ran $320,000, $265,000, $245,000 and $230,000, each lower than the one before, which is the trend a buyer should see before writing an offer.
With two listings and about three 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 Sparrowood home valuation or call Jesse direct at (239) 898-6072.
Sparrowood condos have sold for $150,000 to $450,000 over the last 48 months, on 8 MLS closings, all of the same recorded two-bedroom plan. With fewer than 10 sales, we publish every sale rather than a median; the eight show a high in 2023, a steady decline since February 2025, and a price per square foot that has ranged from $84.65 to $253.81.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; closed sales September 24, 2022 to September 23, 2026)
Closed | Building | Beds and baths (MLS) | Living sq ft (MLS) | List price | Sold | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
September 2026 | A | 2 bed, 2 bath | 1,773 | $265,000 | $230,000 | $129.72 | 86.79% | 337 |
March 2026 | B | 2 bed, 2 bath | 1,758 | $264,500 | $245,000 | $139.36 | 92.63% | 158 |
December 2025 | C | 2 bed, 2 bath | 1,758 | $299,000 | $265,000 | $150.74 | 88.63% | 633 |
February 2025 | C | 2 bed, 2 bath | 1,773 | $344,500 | $320,000 | $180.49 | 92.89% | 81 |
April 2024 | C | 2 bed, 2 bath | 1,773 | $315,000 | $345,000 | $194.59 | 109.52% | 1 |
August 2023 | A | 3 bed, 2 bath | 1,772 | $310,000 | $300,000 | $169.30 | 96.77% | 73 |
July 2023 | C | 2 bed, 2 bath | 1,773 | $460,000 | $450,000 | $253.81 | 97.83% | 14 |
January 2023 | A | 2 bed, 2 bath | 1,772 | $150,000 | $150,000 | $84.65 | 100.00% | 1 |
Eight closings, $2,305,000 in volume. Price per square foot is each sale’s sold price divided by its MLS living area. Bedroom counts are as listed in the MLS; the county roll records every Sparrowood unit as two bedrooms and two baths.
Three readings stand out. First, the direction: the last four closings fell from $320,000 to $230,000 while days on market ran 81, 633, 158 and 337. Second, the spread: the same floor plan has sold from $84.65 to $253.81 per square foot of living area inside four years. Third, Building C carried the three highest prices in the pull, $450,000, $345,000 and $320,000, all in 2023 to early 2025.
Eight sales cannot tell you the price of a specific unit. Condition, updates, the unit’s level and view, and above all what the association’s milestone and reserve study documents show will move a Sparrowood price more than any trend line drawn through eight points.
One Building A unit closed at $150,000 after one day on market in January 2023, less than four months after Hurricane Ian, and the same unit resold for $300,000 in August 2023, when the MLS listed it as three bedrooms. The record does not say why the first price was so low, so we do not use it to price a unit today.
Calendar year | Closings | Sold prices |
|---|---|---|
2022, from September 24 | 0 | none |
2023 | 3 | $150,000, $450,000 and $300,000 |
2024 | 1 | $345,000 |
2025 | 2 | $320,000 and $265,000 |
2026, to September 23 | 2 | $245,000 and $230,000 |
No Sparrowood sale closed between late September and December 2022, the weeks after Hurricane Ian; the first closing in the window is January 18, 2023. One or two sales a year is normal here, which is why a buyer who waits for a perfect comparison usually waits a long time.
The county roll records every unit at 1,772 or 1,773 heated square feet. MLS living area is entered by the listing agent, and Sparrowood listings have shown 1,758 and 1,773 square feet on closed sales and 1,688 on both active listings in September 2026. Every price per foot on this page uses MLS living area, because that is what the listing reported; compare Sparrowood with other neighborhoods on the county figure.
Lee County’s 2026 just values, a mass-appraisal figure for taxation and not a market price, put Sparrowood’s 30 units between $215,335 and $249,383, a median of $225,330. The roll covers every unit, including the 22 that have not sold in the 48-month pull, but it lags the market, which is why an assessment is not a price.
Sparrowood 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 Sparrowood’s three sales ran $129.72 to $150.74 per square foot after 158 to 633 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; the community figures as published on our guide to The Forest)
Condominium | Units | Stories (county) | Closings, 48 months | Median sold, 48 months | Price range, 48 months |
|---|---|---|---|---|---|
Sparrowood | 30 | 3 | 8 | not published (fewer than 10) | $150,000 to $450,000 |
Waters Edge at The Forest | 36 | 1 and 2 | 11 | $425,000 (observed, n=11) | $280,000 to $520,000 |
Dove Hollow | 48 | 1 and 2 | 10 | $297,500 (mean of $290,000 and $305,000) | $180,000 to $355,000 |
Dove’s Nest | 48 | 1 and 2 | 10 | $279,500 (mean of $260,000 and $299,000) | $192,500 to $365,000 |
Fairway Woods at The Forest | 118 | 1 and 2 | 31 | $350,000 (observed, n=31) | $240,000 to $595,000 |
The Heron at The Forest | 63 | 1 and 2 | 16 | $380,000 (mean of $375,000 and $385,000) | $290,000 to $570,000 |
Source: Southwest Florida MLS Matrix, closings September 24, 2022 to September 23, 2026, each sale resolved by address to its Lee County condominium code; medians are the median sold price, with the middle pair named where n is even. Stories from the Lee County parcel roll.
On size, Sparrowood’s 1,773-square-foot plan is among the larger condominium plans inside the gates. On height, it stands alone at three stories. On turnover it is ordinary: 8 sales on 30 units is about 27 percent of units in four years, by our arithmetic. What stands out at Sparrowood is price and time on market, not the number of sales.
In the last 12 months Sparrowood’s three sales ran $129.72 to $150.74 per square foot of living area. Waters Edge’s three ran at a median $191.27 and Fairway Woods’ nine at a median $136.81, per the Southwest Florida MLS. A Sparrowood buyer is paying Fairway Woods money per foot for a unit in a three-story building, and Waters Edge’s per-foot price is about $40 to $60 higher.
You choose a Sparrowood unit by building first, because the building decides the neighbors, the stair or access path and the date of the structure, and then by level, which you confirm from the recorded condominium plat and in person, never from the unit number alone. The floor plan is the same in all 30 units.
Sparrowood units are numbered in the hundreds, 101 to 305, and in a three-story building it is tempting to read the first digit as the floor. Do not rely on it. Elsewhere in The Forest, at the Heron Coach Houses and Fairway Woods, the first digit identifies the building, not the floor, and the only reliable source for a unit’s level is the recorded condominium plat and the county record. We confirm the level of every unit we show.
Building | Street address, Cougar Run | Units | Finished (county first year built) | Stories (county) | 2026 just value range |
|---|---|---|---|---|---|
A | 6216 | 9 | 1984 | 3 | $215,335 to $237,681 |
B | 6258 | 9 | 1984 | 3 | $215,335 to $225,330 |
C | 6300 | 12 | 1985 | 3 | $215,985 to $249,383 |
Common elements | 6278 | n/a | n/a | n/a | 2.78 acres |
Source: Lee County parcel roll, all 31 Sparrowood parcels, queried September 2026. Building letters are the county’s own designations in each unit’s parcel identifier.
Buildings A and B each hold nine units and Building C holds twelve. Building C is the newest of the three by a year and carried the three highest sale prices of the last four years; Building A carried both the lowest sale and one of the two current listings. None of that is a rule, but it is the record a buyer should know before choosing.
The county roll flags a pool and a carport on every one of the 30 unit records and shows no garage. What those shared features are, whether each unit has an assigned carport space, and who maintains them are set in the declaration and the association’s rules, provided at resale. Pools inside The Forest belong to neighborhood associations, so Sparrowood’s pool is an expense inside the Sparrowood budget.
A three-story building suits some buyers and not others. How each floor is reached, the moving-day route and where the carport sits relative to the unit are questions we answer on the walk-through, before an offer, because the recorded documents do not answer them.
Sparrowood’s buildings were completed in 1984 and 1985, 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; components 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.
The steps to buy a home in Sparrowood are: choose the building and level, collect the fee layers, ask for the milestone inspection and reserve study status, check the flood file, write the offer with the statutory disclosures 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.
Every unit is the same plan, so the choice is building, level, view and condition. Read the eight recorded sales against the unit, and confirm the level from the condominium plat rather than the unit number.
List the Sparrowood 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.
Ask, before you write, whether the association has completed its milestone inspection and its structural integrity reserve study, and for the inspector’s summary and the study itself if it has. The resale statute entitles you to both, or to a statement that none has been completed.
Every unit is on FEMA panel 12071C0438H in Zone AE at 11 feet, on a median ground of 7.5 feet. Ask for the buildings’ elevation certificates with the first disclosures, and quote flood insurance early if you are financing.
Every Florida condominium resale contract signed after December 31, 2024 must carry a conspicuous statement about the milestone inspection and the reserve study. Build the review period around that statement, both estoppels and the condominium resale package.
One estoppel certificate comes from Sparrowood’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 the Sparrowood manager of record on that order.
The declaration with every amendment, the articles, bylaws and rules, the budget and reserve schedule, the milestone summary and reserve study or the statement that none exists, the insurance declarations and the last year of minutes. This is where the leasing terms, the pet rule, any special assessment and the roof history live.
A general inspection and a 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.
Budget the tax bill from your price, not the seller’s bill, and if the unit will be your permanent residence, plan the homestead application for March 1 of the next tax year.
At closing the estoppel figures are paid or prorated. Afterward you request vehicle barcodes through the master association’s barcode request form and set up guest access through the DwellingLive visitor system. If you are joining the club, the membership is its own transaction with the club.
A Sparrowood owner pays two association bills, the Sparrowood 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)
Layer | Amount | What it covers | Where the amount lives |
|---|---|---|---|
Sparrowood of Lee Condominium Association | Not published | building exteriors and structure, roofs, master insurance, reserves including the reserve study items, the pool, grounds | association budget and estoppel certificate |
Special assessments, Sparrowood | Not published | any adopted or proposed special assessment, for repairs or reserves | estoppel certificate, budget and board minutes |
The Forest Property Owners’ Association (master) | Not published | private streets, two gates and a nightly patrol, lighting, landscaping, drainage | master budget and estoppel, through the manager’s resale documents page |
Community development district | $0: none exists | n/a | |
County MSTBU | $0: none exists | n/a | |
San Carlos Park Fire Protection and Rescue Service District | 2.3590 mills, fiscal year 2025/26 | fire and rescue | |
Lee County solid waste, Service Area 2 | non-ad-valorem line set by unit type | collection, disposal, recycling | |
Sewer (Forest Utilities, Inc., private) | Not published | wastewater | seller’s bills |
Bulk fiber (Hotwire) | Not published | internet and television | association or Hotwire bill |
Unit-owners and flood insurance | quoted per unit | interior, contents, loss assessment, flood | your insurer |
Club dues and initiation | Not published; only if you join | club membership |
“Not published” means no public source states the figure, and we do not estimate it.
Sparrowood’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. At Sparrowood the reserve part of that line carries a statutory floor, explained below.
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.
At every other condominium in The Forest, the owners may still vote on how fully to fund reserves for most components. At Sparrowood, for any budget adopted on or after December 31, 2024, the owners “may not determine to provide no reserves or less reserves than required” for the reserve study items, under section 718.112(2)(f). That makes the reserve line a floor rather than a choice, and it is the first line of the budget a buyer should read. We do not know Sparrowood’s reserve contribution, because the budget is not public.
The San Carlos Park fire district levies 2.3590 mills for fiscal year 2025/26. As an illustration only, $200,000 of taxable value owes $471.80 to the fire district, by our arithmetic. Lee County bills solid waste as a non-ad-valorem assessment in Service Area 2 and sets the charge by unit type, so read the condominium line on the unit’s own bill rather than a single-family figure.
Lee County’s utility franchise maps place The Forest in Lee County Utilities’ water service area. Sewer service is provided by Forest Utilities, Inc., a private utility 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. Ask the seller for twelve months of water and sewer bills.
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.
A Sparrowood 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, the inspector-prepared summary of the milestone inspection report, and the most recent structural integrity reserve study or a statement that none has been completed. You will also need two estoppel certificates.
Data updated: September 2026 (Florida Statutes 718.503, 718.116 and 720.30851; Florida Division of Corporations filings, retrieved September 2026)
Because neither association publishes a fee, the budget is the first page that states your number. Read what it funds, the reserve schedule against 1984 and 1985 buildings, 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.
Read the inspector’s summary for any finding of substantial structural deterioration and the repairs it recommends, then the reserve study’s list of items, remaining useful lives and recommended funding. If the association states that neither has been completed, that statement is itself the answer, and it belongs in your offer calendar.
Sparrowood’s declaration is recorded at Official Records Book 1741, Page 1403, with its condominium plat at Condominium Plat Book 10, Page 4, in the Lee County public records. The declaration is not posted online. It holds unit boundaries, common and limited common elements, the leasing terms, the pet rule and the approval procedure for sales and leases, so read every amendment before you rely on an answer.
Sparrowood of Lee Condominium Association, Inc. has been an active Florida not-for-profit corporation since October 17, 1983, document number 770752, with Amended and Restated Articles filed July 2, 2007 and a 2026 annual report filed March 13, 2026, per the Division of Corporations. The record lists five officers and directors.
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 fee at $250 when nothing is delinquent, plus $100 for delivery within three business days, and up to $150 more if an account is delinquent. Who pays for each certificate is a term of the contract.
Florida requires a condominium association of 25 or more units to post its official records online, including the milestone inspection reports and the most recent reserve study, under section 718.111(12)(g). Sparrowood has 30 units. The statute allows those documents to sit in an owners-only section, so the practical route for a buyer is through the seller, who as an owner can download them.
Florida’s milestone inspection and structural integrity reserve study laws apply to Sparrowood because both reach only condominium buildings three habitable stories or more in height, and Sparrowood’s three buildings are the only three-story residential buildings in The Forest, according to Lee County property records. Whether Sparrowood has completed either is not in public records we could reach.
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. Buyers there should ask the association for its milestone inspection report and reserve study.
Two independent county records agree. The Lee County parcel roll carries a three-story record on all 30 Sparrowood units, and the county’s building footprint layer shows Sparrowood’s three buildings at three stories and every other condominium building in The Forest at one or two.
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.
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 story count is strong evidence and the only public one we found, but it is not the building official’s determination, which is one more reason a buyer should read the association’s own records.
This page does not state whether Sparrowood’s milestone inspection or reserve study is due, overdue, filed or complete. The statutory clock runs from each building’s certificate of occupancy date and any county extension, neither of which is in the public record we reached. Whether Sparrowood’s milestone inspection and reserve study have been completed is not in public records we could reach; buyers should request both from the association.
You read them in the order the law delivers them: the inspector’s summary of the milestone report, then the reserve study’s items and funding plan, then the budget that funds it. Florida gives a resale buyer a right to both documents, or a statement that none exists, before the contract becomes binding.
Data updated: September 2026 (Florida Statutes 553.899, 718.112 and 718.503, 2026 text)
A milestone inspection is a structural inspection of a building’s load-bearing elements and primary structural systems by a Florida-licensed architect or engineer, under section 553.899(2)(a). Its purpose is not to test compliance with the building code; it is a structural safety check. Phase one is a visual examination; phase two, which may involve testing, follows only if the inspector finds signs of substantial structural deterioration.
If a phase two report identifies substantial structural deterioration, repairs must be commenced within 365 days after the report, under the county ordinance that section 553.899(11) requires. A buyer who reads a phase two finding should ask what the repairs will cost, how they will be funded and when they start.
A structural integrity reserve study must study, at a minimum, the roof; the load-bearing walls and primary structural members; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and any other item above the state’s threshold, $25,675 for 2026 per the Division’s reserve threshold page, whose failure would affect the first seven.
A reserve study must be performed or verified by a Florida-licensed engineer or architect, or by a certified reserve specialist or professional reserve analyst. It must state each item’s remaining useful life and replacement cost and recommend a funding schedule, including at minimum a baseline plan that keeps the reserve cash balance above zero, under section 718.112(2)(g).
Every resale contract for a residential condominium unit entered into after December 31, 2024 must carry a conspicuous statement about the milestone inspection and the reserve study, under section 718.503(2)(e). Where they have been completed, the contract either acknowledges that you received them more than 15 business days before signing, or makes the agreement voidable by you within 15 business days after you receive them.
House Bill 913 added relief a buyer may see in a budget or the minutes: for budgets adopted on or before December 31, 2028, an association that completed a milestone inspection in the previous two calendar years may, with a majority of the total voting interests, pause or reduce reserve contributions for up to two budgets to fund the milestone repairs, and may borrow for required capital work. Whether Sparrowood has used any of these options is not public.
The Department of Business and Professional Regulation publishes reserve study reporting databases linked from its SIRS reporting page, searchable by association name in a browser. They did not return records to our automated searches, so we report nothing from them for Sparrowood. A listing there would show a submission, not the study’s findings.
You check flood zone and insurance for a Sparrowood condo against FEMA panel 12071C0438H, effective November 17, 2022, where every unit is in Zone AE with a base flood elevation of 11 feet NAVD88, then price the association’s master policy, your own unit-owners policy and, if you finance, flood coverage before you go firm.
Data updated: September 2026 (FEMA National Flood Hazard Layer, queried September 2026; Lee County 2018 LiDAR spot elevations; FEMA CRS eligible communities list, April 2025)
Every Sparrowood parcel reads Zone AE, inside the Special Flood Hazard Area and outside any floodway, on FEMA’s National Flood Hazard Layer and Lee County’s own FIRM layer. All three buildings are on panel 12071C0438H. The November 2022 map revision raised the base flood elevation across The Forest by one foot, from 10 to 11 feet, so older documents citing 10 feet predate the current map.
Neighborhood | Median ground, ft NAVD88 | Base flood elevation minus median ground, ft (our arithmetic) |
|---|---|---|
Sparrowood | 7.5 (7.5 to 7.8) | 3.5 |
Fairway Woods sections | 8.5 to 9.1 | 1.9 to 2.5 |
Waters Edge | 6.6 | 4.4 |
Dove Hollow | 6.5 | 4.5 |
Partridge Place | 6.3 | 4.7 |
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 7.4 feet under Sparrowood’s buildings. That is ground, not a finished floor; only an elevation certificate states a building’s lowest floor for rating.
Under section 718.111(11), the association insures the condominium property under its master policy, and the unit owner insures the interior, contents and improvements under a unit-owners policy. Ask for the master policy declarations, the 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.
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 30-unit building group that shares a master deductible, a buyer may want more than the minimum.
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. Sparrowood has a Fort Myers mailing address but is not in the City of Fort Myers, so make sure any quote uses the county’s class.
Florida makes flood coverage mandatory for Citizens personal-lines policies inside the Special Flood Hazard Area under section 627.351(6), and exempts policies written on a condominium unit-owners form. A lender may still require flood coverage.
The roof at Sparrowood is an association component and one of the eight reserve study items. 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 wind-mitigation report on each building.
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, and new or substantially improved buildings must sit one foot above the base flood elevation. In a three-story condominium the building, not the unit, is the structure, and at Sparrowood that line is 12 feet NAVD88, by our arithmetic.
The Hurricane Ian record for Sparrowood 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 Sparrowood, and no public record we reached says whether water entered any Sparrowood unit.
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 Sparrowood, and a building’s finished-floor elevation, not its ground, decides whether water reaches a unit.
Interior flooding depends on each building’s finished-floor elevation, which only an elevation certificate records. We do not treat listing descriptions of storm history as evidence. Ask the seller for the flood disclosure Florida law requires under section 689.302 and the association for its insurance claims history.
Sparrowood, like all of The Forest, is in Lee County Evacuation Zone A, the first zone told to leave, and 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.
For a Sparrowood buyer, the non-bundled club means the unit and the golf are two separate decisions and two separate costs. Buying at Sparrowood does not make you a member of The Forest Country Club, you pay no club dues or member assessments unless you join, and a seller’s membership should not be assumed to transfer.
Data updated: September 2026 (The Forest Country Club membership page, retrieved September 2026; club Form 990 filings for 2022 to 2024)
The club’s membership page calls The Forest “a non bundled gated community offering resident and non resident memberships,” and the master association’s resident portal says, independently, “The Forest is a non-bundled gated community.” When two separately governed bodies say the same thing on their own sites, a buyer can rely on it as the community-wide rule.
A Sparrowood owner who never joins still gets the staffed gates and nightly patrol, the private streets and sidewalks, Ruthie’s Park and Sparrowood’s own pool. A non-member does not play either course, use the club’s courts or fitness center, or dine at the clubhouse as a matter of right.
The Forest Country Club, at 6100 Club Boulevard, 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.
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 Sparrowood owner who does not join pays none of them.
The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry through its inquiry form. If you plan to join, get the category’s initiation, dues, any food and beverage minimum and any pending assessment in writing before you are bound on the unit.
Property taxes after you buy at Sparrowood 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 below yours. The bill adds the San Carlos Park fire levy of 2.3590 mills and a county solid waste line, and there is no CDD or MSTU line.
Data updated: September 2026 (Lee County parcel roll, queried September 2026; San Carlos Park Fire District FY2025/26 final budget)
The Save Our Homes cap limits annual increases in a homesteaded home’s assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower, under section 193.155, and after a sale the home is reassessed at just value. Seven of Sparrowood’s 30 units carry a homestead exemption on the 2026 county roll, so a buyer of one of those seven should expect a higher bill than the seller’s.
If the unit becomes your permanent Florida residence on January 1, the exemption removes up to $50,000 of assessed value under section 196.031 and starts the Save Our Homes cap. Apply with the Lee County Property Appraiser by March 1 of the tax year; the seller’s exemption does not carry over to you.
The Forest does not appear on Lee County’s official roster of special districts, and the county’s MSTBU layer returns no taxing unit inside the community. The only independent special district that reaches Sparrowood is the San Carlos Park fire district. Compare total tax bills, not millage alone, when you weigh Sparrowood against a newer community that carries a CDD.
The Sparrowood 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 before your review period ends, and read the master association’s community rules as well.
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. Twenty-three of the 30 units carry no homestead exemption, which is consistent with second-home and rental ownership but does not show how many are rented.
Pet rules at Sparrowood are set in the declaration and rules, which are not published online, so we do not state a pet limit. Ask in writing how many pets and of what size a unit may keep, whether tenants may keep pets and whether the rule has changed. Florida’s rules on emotional support animals in housing are in section 760.27.
No public record we reached establishes an age restriction at Sparrowood, 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.
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. Ask for the adopted specifications and the written alteration procedure before you plan a renovation, and ask the seller for any approval letters for work already done, because a buyer inherits an unapproved alteration.
Carport assignment and guest parking inside Sparrowood sit in the association’s rules; golf-cart rules on The Forest’s private streets sit in the master association’s rules. Neither is published. Guests are pre-registered by residents through the DwellingLive visitor system.
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.
Sparrowood and Waters Edge at The Forest are the two 1984 and 1985 condominiums buyers weigh most often inside the gates. Buy at Sparrowood for the lower price per foot, one clean floor plan, higher ground and two listings to choose from today; buy at Waters Edge for one- and two-story buildings and villas outside the milestone and reserve study laws, and a market that has sold faster and closer to asking.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 23, 2026; Lee County parcel roll and spot elevations layer, queried September 2026; FEMA National Flood Hazard Layer)
Question | Sparrowood | Waters Edge at The Forest |
|---|---|---|
What you own | A condominium unit in a three-story building of nine or twelve units | A condominium unit in a two-story building, a one-story building or a one-story duplex villa |
Homes | 30, in three buildings | 36, in two products under one condominium |
Built (county roll) | 1984 and 1985 | 1984 and 1985 buildings; villas added in 1991 |
Floor plans (county) | One: 1,772 to 1,773 heated sq ft, 2 bed, 2 bath | Several: median 1,989 heated sq ft |
Association layers | Two: Sparrowood’s association, plus the master | Two: the Waters Edge association, plus the master |
Milestone inspection and reserve study laws | Apply (three stories) | Do not apply (one and two stories) |
Closings, 48 months to September 23, 2026 | 8 | 11 |
Median sold, 48 months | Not published (fewer than 10 sales) | $425,000 (observed, n=11) |
Sold price range, 48 months | $150,000 to $450,000 | $280,000 to $520,000 |
Median price per sq ft, 48 months | Not published; $84.65 to $253.81 | $202.91 |
Median days on market, 48 months | Not published; 1 to 633 | 11 |
Last 12 months | 3 closings, $230,000 to $265,000, $129.72 to $150.74 a sq ft, 86.79% to 92.63% of list | 3 closings, median $425,000, $191.27 a sq ft, 99.05% of list |
Closed at or above list, 48 months | 2 of 8 | 1 of 11 |
Listings on September 23, 2026 | 2, asking $199,900 and $285,000 | 1, asking $325,000 |
Months of supply (our arithmetic) | About 8 | About 4 |
Median ground, ft NAVD88 | 7.5 (7.5 to 7.8) | 6.6 (6.2 to 7.7) |
Flood map | Zone AE, 11 ft, panel 0438H | Zone AE, 11 ft, panels 0438H and 0576H |
Hurricane Ian | No surveyed high-water mark | USGS mark about 2.9 ft above ground at a building |
Roofs on the county record | No bulk re-roof record; ask the association | 2023 re-roof permits for every residential building and the pool house, recorded as Ian damage |
Garage | None on the county record; carport flag on every unit | Ask per unit |
2026 median just value (county, not a price) | $225,330 | $300,820 |
Homestead share, 2026 roll | 7 of 30 units | Ask per unit |
Club membership | Optional | Optional |
Source: Southwest Florida MLS Matrix closed and active records, pulled September 23, 2026, each sale resolved by address to its Lee County condominium code; median price per square foot is the median of each sale’s own ratio on MLS living area. Lee County parcel roll, spot elevations layer and permit index; FEMA panels effective November 17, 2022; USGS Ian high-water marks.
The closest like-for-like pair on the record is a unit of 1,758 square feet of MLS living area in each neighborhood. At Sparrowood, a 1,758-square-foot unit in Building B sold for $245,000 in March 2026, $139.36 a foot. At Waters Edge, a 1,758-square-foot unit sold for $325,000 in April 2026, $184.87 a foot, and another of the same size was listed on September 23, 2026 at $325,000. Those figures are our arithmetic on the Southwest Florida MLS records.
Choose Sparrowood if you want a large two-bedroom unit inside The Forest at the lower end of its price per foot, higher ground than most Forest condominiums and two listings to choose from today, and you are prepared to read the milestone summary, the reserve study and the budget before you commit; for a buyer who does that reading, those documents tell you more about the building than most Florida buyers ever see. Choose Waters Edge at The Forest if you want one- or two-story living or a villa, 2023 re-roof permits on every residential building, a building outside the post-2022 structural laws and a faster resale record, and you accept a higher price per foot, lower ground and a single listing to choose from today.
Sparrowood’s 48-month range, $150,000 to $450,000, overlaps Waters Edge’s $280,000 to $520,000 between $280,000 and $450,000. A buyer with about $300,000 can have either on the recent record: at Sparrowood it has bought a 1,773-square-foot unit, and at Waters Edge the smaller two-bedroom units have traded at $280,000 to $325,000. The decision is price per foot and ground against building height, statutory exposure and time on market.
Over the same 48 months Dove Hollow closed 10 sales at a median of $297,500 for units of about 1,419 heated square feet, Fairway Woods 31 sales at $350,000 in one- and two-story buildings with garages, and The Heron 16 sales at $380,000 (the mean of $375,000 and $385,000). Our buyer pages for Fairway Woods at The Forest, The Heron at The Forest and Partridge Place walk through each purchase the same way this page does.
We find you the right Sparrowood unit by matching your budget to the recorded sales and to a building and level, 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.
With eight sales in four years, a Sparrowood price is a judgment built from a handful of comparables and a document file. We show you every recorded sale, its building, its date and its time on market, so you know whether your number buys an updated unit in Building C or an original one in Building A.
Sparrowood recorded one to three 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 Sparrowood unit comes to market, and when a Waters Edge or Dove Hollow unit does, because many Sparrowood buyers weigh both.
Some Sparrowood owners prefer a quiet sale. When we learn of a unit before it reaches the MLS, we will tell you whether it fits your budget, and we will price it against the same recorded sales as any listed unit.
Every visitor enters through a staffed gate, and guests are pre-registered through the association’s DwellingLive system, so we arrange access before we schedule. On tour, check the view from every window, the route to the unit, the carport, the windows, doors and shutters, the air conditioning and water heater dates, and where the pool sits.
Ask Marc at (239) 287-5873 to set up a saved search for Sparrowood by budget and level, browse current homes for sale in The Forest on DomainRealtyGroup.com, or read how we represent buyers in Southwest Florida and use the buyer form on this page. Alerts route to us directly, so a new listing reaches both you and us the same day.
We negotiate for you at Sparrowood at partner level, with the recorded sales in hand, the listing’s days on market and price history, the association’s budget, reserves, milestone summary and reserve study as leverage, and a contract calendar that gives both estoppels and the resale package time to arrive before your deposit is at risk.
A list price above the recent sales has to show why, with updates, a view or a better building record. If it cannot, we write to the sales. The last three Sparrowood closings took 158, 337 and 633 days and closed at 86.79 to 92.63 percent of list, which is the market’s own evidence of how it treats a price above its sales.
A reserve study that recommends higher funding, a phase two finding, a planned special assessment, 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.
The review rights under section 718.503, including the 15-business-day voidability window tied to the milestone summary and the reserve study, the inspection period and any association approval period give you defined exits. We track every deadline, deliver every notice in writing and on time, and sequence them so your deposit is not at risk before you have read the budget, the reserve study and both estoppels.
Where the declaration requires the association to approve a purchase, we set a closing date that leaves room for it and file the application the week you sign. The association does not publish its approval timeline, so we ask for it in writing on day one.
Closing costs when you buy at Sparrowood include ordinary Florida buyer costs plus condominium items: the estoppel fees the contract assigns to you, prorated condominium and master assessments, prorated taxes including the San Carlos Park fire levy, and on a financed purchase the documentary stamp tax on the note and the intangible tax on the mortgage.
Data updated: September 2026 (Florida Statutes 201.08, 199.133 and 201.02; Florida Administrative Code Rule 69O-186.003)
Florida sets the title premium by rule, Rule 69O-186.003, at $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, so what varies between title companies is the settlement services around it. 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.
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.
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.
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.
Budget for a general inspection of the unit. If the association has no elevation certificate for the building, ask whether one can be obtained before you bind flood coverage, because it is the document an insurer prices.
Buyer’s agent compensation at Sparrowood in 2026 follows the National Association of REALTORS practice changes in force since August 17, 2024: you sign a written buyer agreement with your agent before touring, offers of compensation no longer appear on the MLS, and every commission is negotiable and not set by law.
The agreement must be signed before the tour, in person or by live virtual tour, per the NAR settlement FAQs and its guide to written buyer agreements. It must state the amount or rate of compensation, prohibit the agent from receiving more than that from any source, and state conspicuously that broker fees are not set by law and are fully negotiable. You need no agreement to talk to us or ask which building a unit is in.
A seller may offer to contribute toward your agent’s compensation, you may ask for it in your offer, or you may pay it yourself. Florida’s brokerage relationship law, section 475.278, sets out the duties owed to you under each form of representation. We tell you plainly which approach fits the unit and the seller before you write.
The recorded sales, both estoppels ordered on day one, the budget, milestone summary and reserve study read inside your review period, the approval step built into the calendar, the flood and insurance file assembled before you bind, and a closing that lands on time.
Daily life around Sparrowood runs through The Forest’s staffed gates and the US 41 corridor of south Fort Myers: a Publix about 1.4 miles away, Southwest Florida International Airport about 16 minutes, Gulf Coast Medical Center about 9 minutes, and Bunche Beach Preserve about 19 minutes, measured as free-flow drives from The Forest Country Club’s address.
Data updated: September 2026 (routes computed September 23, 2026; Florida Department of Education 2026 school grades file)
The Main Gate on Forest Boulevard at Tamiami Trail is staffed 24 hours a day and the Island Park Gate from 7:00 AM to 10:00 PM, with a nightly patrol, per the master association’s 2022 Emergency Preparedness Plan. Residents request vehicle barcodes through the association’s barcode request form.
Destination | Road miles | Minutes (free-flow) |
|---|---|---|
Publix, Alico Mission Way | 1.4 | 4 |
Lakes Regional Park | 2.3 | 5 |
Bell Tower Shops | 3.9 | 8 |
Gulf Coast Medical Center | 4.5 | 9 |
Southwest Florida International Airport terminal | 8.6 | 16 |
Coconut Point, Estero | 8.4 | 15 |
Bunche Beach Preserve | 10.0 | 19 |
Downtown Fort Myers River District | 10.3 | 21 |
Fort Myers Beach, Times Square | 10.7 | 21 |
Routes were computed from the club’s address inside The Forest on the OpenStreetMap road network with no traffic model; season traffic runs longer.
Lee County assigns students through zones of school choices, not a single school per address. Sparrowood, like every neighborhood in The Forest, sits in Elementary Zone O, Middle School Zone MM and High School South Zone 2, per the district-linked 2026-27 zone map.
Zone choice | School | 2026 grade |
|---|---|---|
Elementary Zone O | Rayma C. Page Elementary | A |
Elementary Zone O | Heights Elementary | A |
Elementary Zone O | Villas Elementary | B |
Elementary Zone O | Tanglewood Elementary | B |
Middle School Zone MM | Cypress Lake Middle | A |
Middle School Zone MM | Lexington Middle | B |
High School South Zone 2 | South Fort Myers High | C |
High School South Zone 2 | Cypress Lake High | A |
High School South Zone 2 | Estero High | B |
High School South Zone 2 | Fort Myers High | A |
High School South Zone 2 | Bonita Springs High | B |
High School South Zone 2 | Dunbar High | C |
Grades are from the Florida Department of Education’s 2026 school grades file. The district’s 2026-27 transportation plan does not provide Dunbar bus service to The Forest’s subzone. Confirm choices for a specific address through the district’s student enrollment page.
Gulf Coast Medical Center, 13681 Doctors Way, is Lee County’s state-designated Level II trauma center, per the Florida Department of Health’s trauma center list. HealthPark Medical Center and Golisano Children’s Hospital share a campus about 5.8 miles from the club.
Almost nothing is being built inside The Forest. The live case on its land is a proposed 149-foot wireless monopole on the club’s golf parcel, Lee County cases SEZ2026-00001 and VAR2026-00001, In Review with no hearing scheduled and nothing approved as of September 23, 2026. Lee County’s development records show no pending rezoning, plat or site plan at Sparrowood itself.
You get a personalized Sparrowood 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, walk through the two association layers, the milestone and reserve study documents to request, and set up alerts for Sparrowood and the other condominiums inside The Forest.
Your budget against the recorded sales, which building and level fit how you will use the unit, the association layers and what each estoppel will state, the milestone and reserve study file, the flood and insurance picture, the rules to read, the club decision and a timeline that fits the season.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or email [email protected]. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, south of The Forest on the same US 41. Read how we represent buyers in Southwest Florida.
If you are selling in Southwest Florida to buy at Sparrowood, we sequence both sides with one calendar. Owners inside The Forest can read how we sell homes in The Forest, and Sparrowood owners moving within the neighborhood can start with how we sell Sparrowood homes or call Jesse direct at (239) 898-6072.
McGreevy and Comisar are a top-reviewed buyer’s team on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Kendall Sweat, verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
A Sparrowood specialist matters when you buy because the price turns on eight sales and a document file rather than a neighborhood median, the building is the only one in The Forest under the milestone and reserve study laws, the contract must carry a statement about both, neither association publishes its fee, and every unit sits in a FEMA flood zone that an insurer will price.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs the documents and data. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs tours, inspections and the negotiation in the field. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a Sparrowood unit off a $150,000 sale that was never a market price, read a unit number as a floor, skip the milestone and reserve study statement the contract must carry, 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.
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, Quail Cove, Eagle’s Landing and Sparrowood.
These are the questions buyers ask most about Sparrowood, answered from the association’s state filings, Lee County’s parcel, flood and tax records, FEMA’s map, Florida statute and the Southwest Florida MLS, each with its window and source. Where the record is silent, the answer says so and names the document that holds it.
A 30-unit condominium inside The Forest, the gated golf community in south Fort Myers, built in 1984 and 1985 in three three-story buildings on Cougar Run, with one recorded floor plan of about 1,773 heated square feet, two bedrooms and two baths.
Inside the gates of The Forest, in unincorporated Lee County between US 41 and Island Park Road, ZIP 33908. The three buildings are at 6216, 6258 and 6300 Cougar Run.
Three MLS closings in the 12 months to September 23, 2026 sold at $230,000, $245,000 and $265,000; eight closings in 48 months ran $150,000 to $450,000. With fewer than 10 sales, we list every sale and publish no median.
On September 23, 2026 the MLS showed two, asking $199,900 in Building A and $285,000 in Building B, both listed at 1,688 square feet, with no pending sale. Listings change weekly.
It leans toward buyers: two listings against three sales a year is about 8 months of supply, and the last three sales closed at 86.79 to 92.63 percent of list after 158 to 633 days.
Lee County records every unit at 1,772 or 1,773 heated square feet with two bedrooms and two baths. MLS listings have shown 1,688 to 1,773 square feet of living area for the same plan.
The three sales of the last 12 months ran $129.72 to $150.74 per square foot of MLS living area, and the eight sales of the 48-month pull ran $84.65 to $253.81.
Both the milestone inspection law and the reserve study rule reach only condominium buildings three stories or more in height, and Lee County records Sparrowood’s three buildings as the only three-story residential buildings inside the gates.
Whether Sparrowood’s milestone inspection and reserve study have been completed is not in public records we could reach; buyers should request both from the association. The resale statute entitles you to both, or a statement that none has been completed.
A reserve study of eight structural categories, including the roof, structure, fire protection, plumbing, electrical, waterproofing and windows, with a funding plan to repair or replace each, required at least every 10 years for condominium buildings three stories or higher.
Not for the reserve study items. For budgets adopted on or after December 31, 2024, owners of an association that must obtain a reserve study may not vote to provide no reserves or less than required for those items.
A resale contract signed after December 31, 2024 must carry a conspicuous statement about both. Where they are complete, you either receive them 15 business days before signing or may void the contract within 15 business days after receiving them.
Two: Sparrowood of Lee Condominium Association, Inc., active since 1983, and The Forest Property Owners’ Association, the master association that runs the gates and streets.
Not published. Sparrowood’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.
Two: one from Sparrowood’s association and one from the master association. Florida caps the fee at $250 when nothing is delinquent, plus $100 for delivery within three business days.
The 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.
No. The Forest is non-bundled, per the club’s membership page and the master association’s resident portal. You join only if you choose to.
The club does not publish its dues or initiation schedule; figures are provided to prospective members on inquiry. Get them in writing before you rely on them.
Because membership is separate from home ownership, a club membership should not be assumed to transfer with a home. Treat the club’s written answer as the authority.
The county roll flags a pool on every Sparrowood unit record, and pools inside The Forest belong to the neighborhood associations. Ask what the pool is and how it is shared in the resale package.
No garage appears on the county record. The roll flags a carport on every unit record; carport assignment is set in the declaration and rules.
Do not rely on it. Confirm a unit’s level from the recorded condominium plat and in person, because elsewhere in The Forest the first digit names the building, not the floor.
The state condominium registry’s filing history names Mare Properties, Inc. as developer of the first phase in 1984 and Sun-Op Forest, Inc. as the subsequent developer of the later phase filings.
Yes. Every unit is in FEMA Zone AE, base flood elevation 11 feet NAVD88, on panel 12071C0438H, effective November 17, 2022. The median ground is 7.5 feet.
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.
No public record we reached says whether water entered any Sparrowood unit. USGS surveyed a mark about 2.9 feet above ground at a Waters Edge building; no mark was surveyed at Sparrowood.
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.
Pet rules are set in the declaration and rules, which are not published online, so we do not state a limit. Ask for the pet rule in writing before you sign.
No public record we reached establishes an age restriction at Sparrowood, and this page makes no claim either way. Read the declaration before you rely on an answer.
Budget from your purchase price, not the seller’s bill, because the Save Our Homes cap follows the owner. Add the San Carlos Park fire levy of 2.3590 mills; there is no CDD.
If the unit is your permanent residence on January 1, the exemption removes up to $50,000 of assessed value and starts the Save Our Homes cap. Apply by March 1; 7 of the 30 units carry one today.
No. Sparrowood has a Fort Myers mailing address, but every parcel is in unincorporated Lee County, which handles zoning, permits and flood-plain rules.
Lee County Utilities’ water service area covers The Forest, and sewer comes from Forest Utilities, Inc., a private utility whose rates are not published online.
Sparrowood sits in Lee County’s Elementary Zone O, Middle School Zone MM and High School South Zone 2. Confirm choices for a specific address with the district.
About 8.6 miles and 16 minutes to the Southwest Florida International Airport terminal and about 10 miles and 19 minutes to Bunche Beach Preserve, free-flow from the club’s address.
Guests, including buyers and agents, are pre-registered through the DwellingLive visitor system. We arrange access before we schedule a showing.
The purchase contract decides who pays for the owner’s policy and who chooses the title agent. The premium itself is set by the state’s promulgated rates.
Yes, with an MLS agent. Since August 17, 2024, a written buyer agreement stating the agent’s compensation must be in place before a tour, and compensation is negotiable.
Sparrowood is cheaper per foot and on higher ground; Waters Edge has one- and two-story buildings outside the milestone and reserve study laws and has sold faster and closer to asking.
Set your budget against the recorded sales, ask for the milestone and reserve study status, decide whether you want the club, and set up alerts. Call Marc Comisar at (239) 287-5873.
Every Sparrowood 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, flood, tax and development records, Florida Statutes and state agencies, federal flood and storm records, the master association’s and the club’s own pages, and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Every row below links the authority that publishes the document, so a Sparrowood buyer always opens the official, current copy. We host nothing ourselves. The declaration, the rules, the budget and reserve schedule, any structural integrity reserve study, any milestone inspection report and summary, and the board minutes are not posted publicly; they come with the resale package. The declaration, at Official Records Book 1741, Page 1403, and the condominium plat, Condominium Plat Book 10, Page 4, can be retrieved by book and page from the Lee County Clerk’s official records.
Document | What it tells a Sparrowood buyer | Official authority |
|---|---|---|
Sparrowood condominium project record (Florida DBPR) | The state’s registration of Sparrowood: status, licensure date, special qualification | |
Sparrowood of Lee Condominium Association Amended and Restated Articles (filed July 2, 2007) | The association’s current articles | |
Sparrowood of Lee Condominium Association 2026 annual report | The association’s current corporate filing | |
Florida Statutes 553.899, milestone inspections | The inspection a three-story condominium building must have | |
Florida Statutes 718.112, reserve study and reserve funding | The structural integrity reserve study and the no-waiver rule | |
Florida Statutes 718.503, disclosure prior to sale | The documents a condominium seller must give you, and the contract statement | |
Florida Statutes 718.116, assessments and estoppel certificates | What the condominium estoppel states, and its fee cap | |
Florida Building Commission milestone inspection fact sheet | The state’s summary of the milestone program | |
The Forest Property Owners’ Association Emergency Preparedness Plan (2022) | Gate staffing, Sparrowood’s board seat, re-entry rules | |
FEMA FIRM panel 12071C0438H (effective November 17, 2022) | The flood map panel for every Sparrowood unit | |
Lee County Evacuation Zone A map | The evacuation zone that covers all of The Forest | |
FEMA Community Rating System eligible communities (April 2025) | Unincorporated Lee County’s Class 5, a 25 percent NFIP discount | |
San Carlos Park Fire District FY2025/2026 Final Budget | The 2.3590-mill fire levy on every Sparrowood tax bill | |
The Forest Country Club scorecard (December 2025) | Both courses’ tees, yardage, rating and slope |
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 Sparrowood sits inside the south Fort Myers market we work every week. The first conversation costs nothing, and it usually saves a buyer more than any negotiation later.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Use the buyer form on this page, return to the buyer consultation section, or read how we represent buyers in Southwest Florida. Video walkthroughs are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 23, 2026, through the Southwest Florida MLS Matrix. Brokered by Domain Realty.