Forest Glen, Naples Florida
Bishopwood East is three condominiums, four floor plans and two floors under one name, and a second-floor home can sell $130,000 below a ground-floor home of the same plan. McGreevy and Comisar value your garden home from the sales of your plan and floor. Free and in writing. Or call Jesse direct at (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own a garden home at Bishopwood East, the honest answer to what it is worth starts with three questions no online estimate asks: which of the three condominiums, which of the four floor plans, and which floor. Bishopwood East is 192 condominium homes in 16 two-story buildings of twelve on Bishopwood Ct E inside Forest Glen Golf and Country Club, recorded as Bishopwood East I (96), II (48) and III (48), in plans of 1,261, 1,417, 1,587 and 1,599 square feet. Across the 24 months to 26 September 2026, the first window that holds ten or more Bishopwood East closings, the Southwest Florida MLS recorded 15 closings at a median of $400,000, from $280,000 to $499,000, at a median 93.61 percent of the final list price. Everything about the neighborhood itself, from its four associations to its flood map and schools, lives on our Bishopwood East at Forest Glen neighborhood guide, and the whole community sits on our Forest Glen Golf and Country Club community guide. This page does one job: it shows how a Bishopwood East home is actually valued, sale by sale, from the Southwest Florida MLS and Collier County’s recorded deeds, and it gives you two ways to get your own number. Use the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072.
A Bishopwood East at Forest Glen garden home is worth what its plan, floor, building, flood zone and condition support. Across 15 Southwest Florida MLS closings in the 24 months to 26 September 2026 it sold at a median of $400,000, from $280,000 to $499,000, and Collier County recorded 13 qualified resales in its own 24-month window at a median of $404,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
We tracked every one of the 101 Bishopwood East closings the Southwest Florida MLS recorded in the ten years to 26 September 2026, and all 13 of the county’s qualified Bishopwood East resales in its 24-month window, before we wrote a single figure on this page.
Bishopwood East resolves into four plans that repeat in all three condominiums, and each has its own band. In the 24-month MLS window the 1,599 square foot plan closed five times, from $304,000 to $460,000. The 1,417 square foot plan closed five times, from $280,000 to $412,500. The 1,587 square foot plan closed twice, at $388,000 and $499,000, and the 1,261 square foot plan twice, at $350,000 and $381,500. One more closing tagged Bishopwood East II carries a Loblolly Bay Drive address and a 1,534 square foot living area, which is not a Bishopwood East plan, and it closed at $400,000. Floor splits every plan again: in the latest twelve months the two second-floor closings, both 1,417 square feet, sold at $280,000 each, while a ground-floor home of the same plan sold at $410,000.
The 24-month median of $400,000 is the eighth sale in a list of 15, and it describes almost nothing well. It sits $120,000 above the two most recent second-floor sales and $99,000 below the highest sale of the window. Bishopwood East is really three condominiums, four plans and two floors sharing one umbrella association, one street and one club, and ten of its sixteen buildings sit in FEMA’s AH flood zone while six do not. A seller in a ground-floor 1,599 square foot home in East I who prices from a second-floor 1,417 sale in the same month is pricing someone else’s home, and the reverse is worse.
We value a Bishopwood East home from three records laid over one another. The Southwest Florida MLS gives us brokered closings with the final list price, the sold price, days on market and the living area each listing agent entered. The public record gives us every state-qualified recorded sale, the 2026 preliminary assessed value, taxes and homestead status for all 192 homes, and the FEMA zone for each of the 16 buildings. The state’s condominium and corporate records give us the four associations and their filings. Then we walk the home, because floor, view, the kitchen, the baths, the air conditioning and the windows are the variables no record captures.
McGreevy and Comisar should value your Bishopwood East at Forest Glen home because we build every number from the Southwest Florida MLS and Collier County’s recorded sales, condominium by condominium and plan by plan, we read the four associations’ filings and each building’s flood file before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Southwest Florida. If you are comparing agents across the whole city before you choose who values your home, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. On this page you will find the whole Bishopwood East market, 101 MLS closings over ten years and 13 qualified county resales over two, each with its source and date. Where this page needs a worked example, it walks through the most recent public record sale in Bishopwood East, labelled as a public sale.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the condominium, neighborhood and master association paperwork your buyer will ask for. Marc Comisar walks the home and judges floor, view and condition against what is actually closing on Bishopwood Ct E. That matters here: only 57 of the 192 Bishopwood East homes, 29.7 percent, carry a homestead exemption on the 2026 preliminary roll, so most owners are deciding on a sale from somewhere else and need a number they can trust without flying down. Read more on the about McGreevy and Comisar page.
Bishopwood East is the largest neighborhood in Forest Glen by count, 192 of the community’s 799 homes, and it produced 7 of Forest Glen’s 32 MLS closings in the twelve months to 26 September 2026. That sounds like plenty of evidence until you split it by condominium, plan and floor; then each combination has one or two closings a year, and six of the seven twelve-month closings were in East I. On 26 September 2026 four Bishopwood East homes were for sale at once, about 6.9 months of supply at the recent pace, the heaviest shelf in Forest Glen. Your listing competes with those homes directly, and with the buyer’s memory of the last sale of your plan.
This page answers what your home is worth. If you have decided to sell and want the full listing plan, pricing, marketing, the three estoppels and the Chapter 718 package, read our guide to selling your home in Bishopwood East at Forest Glen. If you are buying your next home inside the same gates, perhaps moving from a garden home to a coach home or a villa, start with buying a home in Bishopwood East at Forest Glen, because the buyer side of the same building file is laid out there.
These are the Bishopwood East at Forest Glen valuation facts that decide most prices on Bishopwood Ct E, each drawn from the Southwest Florida MLS, Collier County’s 2026 preliminary roll and recorded sales, FEMA’s flood map or the state’s condominium records, and each repeated with its source further down this page.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
A Bishopwood East at Forest Glen home is valued by narrowing the product and widening the window: same condominium, same plan, same floor, the same flood zone and matched condition, then sales across enough months to be meaningful, adjusted with Bishopwood East’s own year-by-year record and tested against the four active listings.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Every Bishopwood East home is on Bishopwood Ct E, but it belongs to one of three condominiums, each with its own association, budget and reserve history. The building number settles it: 3964 to 3980 is Bishopwood East I, 3981, 3984, 3985 and 3988 are Bishopwood East II, and 3989, 3992, 3993 and 3996 are Bishopwood East III. The MLS does not always agree: two closings from 2019 and 2020 are tagged only “Forest Glen”, and one 2025 closing tagged Bishopwood East II carries a Loblolly Bay Drive address and a floor area that matches no Bishopwood East plan. We confirm the condominium from the deed’s legal description before choosing a single comparable.
The county roll carries four plans in all three condominiums: 1,261, 1,417, 1,587 and 1,599 square feet. East I homes built 2000 to 2003 and East II and III homes built 2004 to 2005 share the identical set, so a price difference inside Bishopwood East traces to plan, floor and building rather than to a different product. Listing agents do not always enter the county’s number, and the MLS rows include 1,414 and 1,432 square foot entries as well. We sort each sale back to its plan by building, then compare like with like.
Every building holds six ground-floor and six second-floor homes. A second-floor home trades stairs for an outlook and no footsteps overhead, and the record shows the market separating them sharply: in the twelve months to 26 September 2026 the two second-floor closings, both 1,417 square feet in East I, sold at $280,000 each, while a ground-floor 1,417 square foot East I home sold at $410,000 in November 2025. The MLS extract carries floor only through the unit number, so we read it sale by sale and say so when the sample is too thin.
On FEMA panel 12021C0418J, effective February 8, 2024, all four East II buildings and all four East III buildings map in Zone AH, a ponding zone rather than a surge zone. In East I only the 3977 and 3980 buildings map AH, the 3969 building maps shaded X, and the rest map unshaded X. Whether your building is AH decides whether a lender requires flood insurance, so the zone goes into the file with the price.
Every Bishopwood East home is now roughly 21 to 26 years old. The association side of the building is answered in its records, and inside the home the kitchen, the baths, the flooring, the air conditioning, the water heater and any impact-rated windows or shutters are yours, and they separate two homes of the same plan by tens of thousands of dollars. No record captures them, so we see the home.
Every Bishopwood East buyer inherits three layers: the condominium association for the building, Bishopwood East of Forest Glen Neighborhood Association for the tract and common grounds, and the Forest Glen master association, which owns the course and clubhouse and bills dues quarterly. None publishes its budget on a public page, and the figures that circulate online cite no document, so we do not repeat them. The numbers for your home live in each association’s adopted budget and on the three estoppel certificates, and we put them in the valuation file before we price.
With one or two closings per plan and floor in a year, a ninety-day comparable search returns almost nothing. We widen the window inside your plan to 24, 36 or 60 months and adjust older sales with Bishopwood East’s own year-by-year series. That matters here because the MLS median went from $228,000 in 2021 to $413,000 in 2022, held from $413,000 to $445,000 through 2024, and has fallen since, so a 2024 comparable overstates today’s market by a wide margin.
Finally we test the opinion of value against the Bishopwood East homes actively for sale and against the 93.61 percent median sale to list. On 26 September 2026 there were four, all on Bishopwood Ct E: a 1,599 square foot East I home at $405,000, a 1,432 square foot East II home at $359,900, and two 1,261 square foot East I homes at $319,900 and $315,000. A price that ignores what a buyer can see this week, or that assumes a full-price offer when the median buyer took more than six percent off the final list, is a price that sits.
Bishopwood East at Forest Glen homes are worth different amounts by plan and floor. On the Southwest Florida MLS over 24 months, 1,599 square foot homes closed at $304,000 to $460,000, 1,417 square foot homes at $280,000 to $412,500, 1,587 square foot homes at $388,000 and $499,000, and 1,261 square foot homes at $350,000 and $381,500.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Window to 26 Sep 2026 | MLS closings | Median sold | Range | Median $ per MLS living sq ft | Median sold to final list | Median days on market |
|---|---|---|---|---|---|---|
12 months | 7 | $386,000 | $280,000 to $410,000 | $241.40 | 93.01% | 105 |
24 months | 15 | $400,000 | $280,000 to $499,000 | $275.17 | 93.61% | 57 |
36 months | 20 | $407,000 | $280,000 to $499,000 | $282.76 | 94.39% | 50 |
60 months | 34 | $412,750 | $280,000 to $499,000 | $288.51 | 95.23% | 20 |
120 months | 101 | $225,000 | $165,000 to $499,000 | $148.91 | 95.65% | 50 |
Source: Southwest Florida MLS Matrix, Development Forest Glen, status Sold, closed in the ten years to 26 September 2026, retrieved 29 September 2026, each assigned to Bishopwood East by the MLS subdivision field and street. Sold to list divides the sold price by the final list price. The 24-month window is the first to hold ten or more Bishopwood East closings; with 15 closings its median is the eighth sale. With 20 and 34 closings, the 36-month and 60-month medians are the mean of the middle pair.
Bishopwood East sold 15 garden homes on the MLS in 24 months, from $280,000 for a second-floor 1,417 square foot home to $499,000 for a 1,587 square foot home in East II, so the only number that matters is the one built from your condominium, your plan and your floor. The fastest start is the Home Valuation form at the top of this page, or our free Bishopwood East at Forest Glen valuation request if you are reading this somewhere else. It takes about a minute: the building and home, a line about condition, and how to reach you. It is free and there is no obligation to list. What comes back is a written opinion of value built from the sales of your plan and floor, with the sources named, plus the flood file for your building and the association and tax picture your buyer will underwrite. If you would rather talk first, call Jesse direct at (239) 898-6072 or reach Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Naples so the sale and the purchase run on one timeline.
The 1,599 square foot plan is the largest Bishopwood East home and the most frequently sold in the 24-month window, tied with the 1,417. Five closed: $440,000 in January 2025 after 61 days, $460,000 in March 2025 after 22 days in East III, $400,000 in October 2025 after 105 days in East III, $304,000 in March 2026 after 437 days, and $386,000 in June 2026 after 42 days. The spread is $156,000 on an identical floor area. The $304,000 sale, a ground-floor East I home, closed at 79.0 percent of its final list after more than fourteen months, the deepest discount anywhere in Forest Glen in the last year, while a ground-floor home of the same plan closed three months later at $386,000 in 42 days. On 26 September 2026 one 1,599 square foot East I home was asking $405,000.
The 1,417 square foot plan is the Bishopwood East workhorse: 49 of the 101 ten-year MLS closings were entered at 1,417 square feet. In 24 months five closed: $404,000 in June 2025 after 53 days in East III, $412,500 in July 2025 after 118 days, $410,000 in November 2025 after 20 days on the ground floor, $280,000 in May 2026 after 199 days on the second floor, and $280,000 in August 2026 after 9 days on the second floor. Two years earlier, in January 2024, the same plan closed at $450,000 in eight days. No plan in Forest Glen shows the floor and the calendar at work more plainly.
The 1,587 square foot plan, entered as two bedrooms rather than two plus a den, closed twice in 24 months: $499,000 in April 2025 in East II at its full final list price, the highest Bishopwood East price on record in ten years, and $388,000 in October 2025 after 106 days on the ground floor in East I, at 94.7 percent of list. The April 2025 record shows no days on market, which usually means the sale was entered after the fact, so we read it as a price and not as a measure of speed.
The 1,261 square foot plan is the entry price to Bishopwood East and to Forest Glen membership outside Britannia. In 24 months two closed, both in East I: $381,500 in March 2025 after 50 days and $350,000 in April 2025 after 50 days. No 1,261 square foot home has closed on the MLS since, and on 26 September 2026 two were asking $319,900 and $315,000, both below the two 2025 closings of the plan. A seller of this plan is pricing against two listings of the same home before any closed sale.
The county record counts a different population and is the only source that captures qualified sales that never touched the MLS. Over its 24-month window, the first county window with ten or more qualified Bishopwood East sales, it records 13 qualified resales at a median of $404,000, from $304,000 to $460,000, and none was a first sale from a builder. The newest Bishopwood East recording in the county file is dated June 29, 2026, so the August 2026 MLS closing is not yet in it.
County measure | Bishopwood East | Window |
|---|---|---|
Qualified resales, first window with 10 or more | 13, median $404,000, $304,000 to $460,000 | 24 months, index built 24 Sep 2026 |
Qualified sales, state roll file | 9, median $410,000, $381,500 to $460,000 | 2025 to April 2026 |
By condominium, state roll file | East I 5 at $410,000; East II 0; East III 4 at $424,500 | 2025 to April 2026 |
Median 2026 preliminary assessed value | $310,485 ($273,505 to $352,795) | 2026 preliminary roll |
Median 2026 preliminary estimated tax | $2,897.01 | 2026 preliminary roll |
Homestead share | 57 of 192, 29.7% | 2026 preliminary roll |
Source: Collier County recorded, state-qualified sales matched on the recorded subdivision name in ZIP 34114 (index built 24 September 2026, newest recorded sale June 29, 2026); Florida Department of Revenue 2026 preliminary tax roll file, two most recent sales per parcel; Collier County 2026 preliminary roll. The East III median of $424,500 is the mean of $404,000 and $445,000. Assessed value is the county’s figure for tax purposes, never a price: every 24-month Bishopwood East sale except three of the four 2026 closings sold above the median assessed value.
Price per square foot tells you where a Bishopwood East at Forest Glen home sits against its own plan and floor, not what it is worth. The MLS median was $275.17 per living square foot over 24 months (n=15) and $241.40 over twelve months (n=7), measured on the living area each listing agent entered.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
The MLS divides the sale price by the living area the listing agent entered. The county carries its own living area for each home, in four plans. At Bishopwood East the two usually agree, but not always: the MLS rows carry 1,414 and 1,432 square foot entries that the county’s four-plan roll does not, and one closing entered at 1,534 square feet is not a Bishopwood East plan at all. Neither system may be divided into the other’s price, so always ask which square foot a quoted figure divides by.
On MLS living area, the Bishopwood East median ran $146.08 a square foot in 2016, $141.65 in 2017, $148.91 in 2018, $136.19 in 2019 and $131.33 in 2020. It jumped to $150.67 in 2021 and $291.46 in 2022, then held at $292.03 in 2023, $302.71 in 2024 and $285.11 in 2025. The four closings of 2026 to 26 September carry a median of $197.60. The per-foot level set in 2022 held for three years; 2026’s four sales, two of them second-floor homes, sit well below it.
The two second-floor 1,417 square foot closings of 2026 each work out to $197.60 a square foot, our arithmetic on the MLS rows, against $289.34 for the ground-floor 1,417 square foot home that closed in November 2025 at $410,000. That gap of about $92 a foot on one plan is larger than the twelve-month gap between Bishopwood East’s median and any other Forest Glen neighborhood’s. A per-foot figure built without the floor is not a Bishopwood East figure.
Compare your living area only with homes of the same plan and floor, and use the per-foot figure to rank them, not to price yours. Never apply a second-floor per-foot figure to a ground-floor home or the reverse, never apply an MLS figure to a county measurement, and treat any figure built on four sales or fewer as a direction rather than a rate.
Bishopwood East at Forest Glen homes recorded 15 Southwest Florida MLS closings in the 24 months to 26 September 2026, from $280,000 to $499,000 at a $400,000 median, and seven in the twelve months, from $280,000 to $410,000 at a $386,000 median and a median 105 days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Closed | Condominium, street | Beds and baths | Living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|
31 Aug 2026 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $300,000 | $280,000 | 93.3% | 9 |
30 Jun 2026 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,599 | $415,000 | $386,000 | 93.0% | 42 |
20 May 2026 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $324,900 | $280,000 | 86.2% | 199 |
30 Mar 2026 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,599 | $385,000 | $304,000 | 79.0% | 437 |
3 Nov 2025 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $438,000 | $410,000 | 93.6% | 20 |
31 Oct 2025 | East I, Bishopwood Ct E | 2, 2 | 1,587 | $409,900 | $388,000 | 94.7% | 106 |
30 Oct 2025 | East III, Bishopwood Ct E | 2 plus den, 2 | 1,599 | $459,000 | $400,000 | 87.1% | 105 |
31 Jul 2025 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $439,000 | $412,500 | 94.0% | 118 |
4 Jun 2025 | East III, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $448,900 | $404,000 | 90.0% | 53 |
30 Apr 2025 | East II, Bishopwood Ct E | 2, 2 | 1,587 | $499,000 | $499,000 | 100.0% | not recorded |
14 Apr 2025 | East I, Bishopwood Ct | 2 plus den, 2 | 1,261 | $389,000 | $350,000 | 90.0% | 50 |
31 Mar 2025 | East III, Bishopwood Ct E | 2 plus den, 2 | 1,599 | $479,900 | $460,000 | 95.9% | 22 |
6 Mar 2025 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,261 | $399,000 | $381,500 | 95.6% | 50 |
3 Mar 2025 | Tagged East II, Loblolly Bay Dr | 2 plus den, 2 | 1,534 | $424,900 | $400,000 | 94.1% | 65 |
7 Jan 2025 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,599 | $464,900 | $440,000 | 94.6% | 61 |
Source: Southwest Florida MLS Matrix, retrieved 29 September 2026. Street only; building and unit numbers are withheld. Final list is the list price at close, after any reductions. Ten of the 15 closings were in East I, three in East III and one in East II, with one further row tagged East II on the MLS but addressed on Loblolly Bay Drive.
This is a public record sale from the MLS, not a McGreevy and Comisar transaction, and we show it because it is the most recent Bishopwood East closing. On 31 August 2026 a 1,417 square foot, two-bedroom-plus-den second-floor home in Bishopwood East I closed at $280,000 after 9 days on market, against a final list price of $300,000, 93.3 percent of list. Four facts stand out. It matched, to the dollar, the only other second-floor closing of the year, a 1,417 square foot East I home that closed at $280,000 in May 2026, but that one took 199 days and gave up 13.8 percent from a $324,900 final list. It sold for $130,000 less than a ground-floor home of the same plan in the same condominium that closed in November 2025 at $410,000. It works out to $197.60 per living square foot, against $317.57 for the 1,417 square foot home that closed at $450,000 in January 2024, our arithmetic on the MLS rows. And it sold fast because it was priced where the last sale of its plan and floor had already set the buyer’s expectation. For its buyer the sale also carried costs the price does not show: three association layers, three estoppel certificates at closing and a tax bill reset to the purchase price. Three lessons sit in one sale: floor set the band, a list price close to the evidence sold in days, and the evidence it was close to was only three months old.
Closed | Condominium, street | Beds and baths | Living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|
23 Sep 2024 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,414 | $424,999 | $417,000 | 98.1% | 162 |
31 May 2024 | East III, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $459,999 | $440,000 | 95.7% | 17 |
27 Feb 2024 | East II, Bishopwood Ct E | 2 plus den, 2 | 1,599 | $475,000 | $470,000 | 98.9% | 10 |
16 Jan 2024 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $455,000 | $450,000 | 98.9% | 8 |
1 Nov 2023 | East I, Bishopwood Ct E | 2, 2 | 1,587 | $459,000 | $445,000 | 96.9% | 20 |
Source: Southwest Florida MLS Matrix, retrieved 29 September 2026. These five complete the 20 closings of the 36-month window. Four of the five closed at 96.9 percent of list or better, and three in 20 days or fewer; the market that set those prices is the one a 2024 comparable carries with it.
Closed | Condominium, street | Beds and baths | Living sq ft as entered | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|
18 Sep 2023 | East II, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $450,000 | $430,000 | 95.6% | 52 |
25 Jul 2023 | East II, Bishopwood Ct E | 2 plus den, 2 | 1,432 | $420,000 | $420,000 | 100.0% | 3 |
21 Jun 2023 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $435,000 | $412,000 | 94.7% | 10 |
27 Mar 2023 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $430,000 | $417,500 | 97.1% | 3 |
23 Feb 2023 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $424,900 | $420,000 | 98.8% | 5 |
13 Feb 2023 | East III, Bishopwood Ct E | 2 plus den, 2 | 1,599 | $439,000 | $419,000 | 95.4% | 102 |
24 Jan 2023 | East II, Bishopwood Ct E | 2 plus den, 2 | 1,599 | $400,000 | $375,000 | 93.8% | 6 |
5 Dec 2022 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $425,000 | $413,000 | 97.2% | 20 |
1 Dec 2022 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $370,000 | $344,500 | 93.1% | 6 |
12 Oct 2022 | East I, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $399,000 | $389,000 | 97.5% | 19 |
7 Oct 2022 | East III, Bishopwood Ct E | 2 plus den, 2 | 1,599 | $452,000 | $425,000 | 94.0% | 4 |
3 Oct 2022 | East I, Bishopwood Ct E | 2, 2 | 1,261 | $399,900 | $380,000 | 95.0% | 20 |
6 Jul 2022 | East III, Bishopwood Ct E | 2 plus den, 2 | 1,417 | $425,000 | $425,000 | 100.0% | 11 |
27 Jun 2022 | East II, Bishopwood Ct E | 2 plus den, 2 | 1,432 | $450,000 | $450,000 | 100.0% | 6 |
Source: Southwest Florida MLS Matrix, retrieved 29 September 2026. These 14 complete the 34 closings of the 60-month window. The window opens in June 2022 because no Bishopwood East home closed on the MLS between 9 July 2021 and 27 June 2022, almost a full year with nothing to compare.
Across 120 months the MLS recorded 101 Bishopwood East closings at a $225,000 median, from $165,000 in 2018 and 2020 to $499,000 in 2025. By the subdivision field, 51 were tagged East I, 27 East II, 21 East III and 2 carried only the Forest Glen name. Before 2021 no Bishopwood East home sold above $245,000; since 2022 no home has sold below $280,000. The whole ten-year history of the neighborhood is two price levels, before and after 2022, and the 2026 sales are the first to reach back toward the lower one.
Bishopwood East at Forest Glen homes took a median of 57 days on market and sold at a median of 93.61 percent of their final list price across 15 MLS closings in the 24 months to 26 September 2026, against 46 days and 94.93 percent across Forest Glen’s 60 closings in the same window.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
A median Bishopwood East buyer negotiated a little over six percent off the final asking price. That is computed against the list price carried on each closed listing, which is the price after any reductions, so it measures how far the buyer moved from the last asking price, not the first. Across the 24-month window the individual ratios ran from 79.0 to 100.0 percent. Only one closed at full list, the April 2025 East II sale at $499,000, and five closed at 90.0 percent or less, including the 437-day sale at 79.0 percent. Across the seven closings of the latest twelve months the median was 93.01 percent.
This is the yardstick a Bishopwood East seller should use, because it compares named Forest Glen neighborhoods on the decision variables that set a listing strategy, all from the same ten-year MLS pull.
Neighborhood | 12 months: closings, median | 24 months: closings, median | 60 months: closings, median | First window with 10 or more | Median sold to final list, that window | Median days, that window |
|---|---|---|---|---|---|---|
Bishopwood East | 7, $386,000 | 15, $400,000 | 34, $412,750 | 24 months | 93.61% | 57 |
Bishopwood West | 1, $450,000 | 5, $550,000 | 15, $595,000 | 60 months | 98.44% | 23 |
Barrington | 6, $540,000 | 10, $540,000 | 17, $545,000 | 24 months | 94.93% | 34 |
Britannia | 11, $279,900 | 20, $310,000 | 63, $337,000 | 12 months | 93.19% | 53 |
Periwinkle Villas | 7, $550,000 | 9, $550,000 | 16, $517,500 | 36 months | 95.97% | 24.5 |
Jungle Plum East | 0 | 1, $760,000 | 6, $760,000 | 120 months | 97.68% | 5 |
All Forest Glen | 32, $394,000 | 60, $411,250 | 151, $412,500 | 12 months | 93.49% | 47.5 |
Source: Southwest Florida MLS Matrix, Development Forest Glen, closings in the ten years to 26 September 2026, retrieved 29 September 2026, each assigned to its neighborhood by the subdivision field and street. Jungle Plum West has no MLS closing since June 2020 and is left out. Bishopwood East’s sale to list in its first ten-closing window is the lowest of any Forest Glen neighborhood with a comparable window except Britannia’s twelve months, and its 57-day median is the slowest.
On 26 September 2026 Bishopwood East had four active listings against seven closings in twelve months, about 6.9 months of supply at the recent pace, against about 6.5 for Britannia, 4.0 for Barrington and 4.9 for Forest Glen as a whole, our arithmetic on the same pull. Bishopwood West and the Periwinkle villas had nothing listed. A Bishopwood East seller is competing with a shelf of similar homes; your listing’s real rivals are the one or two homes of your plan and floor on it.
An asking price is a market-condition signal, never a value, and we label it that way. On 26 September 2026 a 1,599 square foot East I home was asking $405,000, inside the $304,000 to $460,000 band of the plan’s five 24-month closings and $19,000 above the plan’s latest sale. A 1,432 square foot East II home was asking $359,900; the last closings at that entered size were $420,000 in July 2023 and $450,000 in June 2022. Two 1,261 square foot East I homes were asking $319,900 and $315,000, below both 2025 closings of the plan. One Bishopwood East listing had been on the market 344 days. That is the gap between a price the record supports quickly and one it supports slowly.
The slowest Bishopwood East closing of the 24 months was a 1,599 square foot East I home that closed at $304,000 in March 2026 after 437 days, 79.0 percent of its final list. A 1,417 square foot second-floor home took 199 days to close at $280,000. At the other end, a 1,417 square foot second-floor home closed in 9 days in August 2026 and a 1,417 square foot ground-floor home in 20 days in November 2025 at $410,000, 93.6 percent of list. The record does not say why each took the time it did, and we will not invent a reason. What it shows is that time on market has not raised a Bishopwood East price; it has only moved the conversation to the buyer’s number.
Of the 15 closings in the 24-month window, eight closed from January through May: one in January, four in March, two in April and one in May, with two each in June and October, one each in July, August and November, and none in February, September or December, our count of the rows. Closing dates trail contracts by weeks, and most Bishopwood East owners do not homestead the home, so a home that is priced, documented and photographed by October meets the most buyers.
At Bishopwood East the list price is the negotiation’s opening line, and the market has taken a little over six percent off it at the median, more on the homes that listed above the last sale of their plan and floor. That argues for listing where your plan’s evidence supports, handing that evidence to the buyer’s agent with the listing, and leaving room that is deliberate rather than accidental. The homes that sat longest were not the smallest or the largest; they were the ones whose price and evidence disagreed.
Bishopwood East at Forest Glen values ran near $200,000 from 2016 to 2021, nearly doubled in 2022, held above $400,000 through 2025 and have fallen in 2026 on the MLS: the yearly median went from $228,000 in 2021 to $413,000 in 2022, $445,000 in 2024 and $292,000 on four sales in 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Year | MLS closings | Median sold | Range | Median $ per MLS living sq ft | Median sold to final list | Median days on market |
|---|---|---|---|---|---|---|
2016 (from October) | 4 | $207,000 | $192,500 to $245,000 | $146.08 | 97.03% | 107 |
2017 | 16 | $214,500 | $181,000 to $230,900 | $141.65 | 94.91% | 28.5 |
2018 | 11 | $217,500 | $165,000 to $245,000 | $148.91 | 97.12% | 45 |
2019 | 16 | $196,500 | $172,500 to $242,000 | $136.19 | 96.68% | 119.5 |
2020 | 13 | $187,000 | $165,000 to $234,000 | $131.33 | 95.24% | 85 |
2021 | 7 | $228,000 | $170,000 to $295,000 | $150.67 | 97.44% | 12 |
2022 | 7 | $413,000 | $344,500 to $450,000 | $291.46 | 97.18% | 11 |
2023 | 8 | $419,500 | $375,000 to $445,000 | $292.03 | 96.25% | 8 |
2024 | 4 | $445,000 | $417,000 to $470,000 | $302.71 | 98.51% | 13.5 |
2025 | 11 | $404,000 | $350,000 to $499,000 | $285.11 | 94.14% | 57 |
2026 to 26 Sep | 4 | $292,000 | $280,000 to $386,000 | $197.60 | 89.60% | 120.5 |
Source: Southwest Florida MLS Matrix, retrieved 29 September 2026. With an even count, the median is the mean of the middle pair; with four sales, 2024 and 2026 are small samples and the plan and floor mix moves them as much as price does.
Read by the MLS subdivision field, East I’s median ran $220,000 on six 2021 sales, $384,500 in 2022, $418,750 in 2023, $433,500 in 2024, $399,000 on six 2025 sales and $292,000 on four 2026 sales. East II ran $450,000 in 2022, $420,000 on three 2023 sales, $470,000 in 2024 and $449,500 on two 2025 sales. East III ran $228,000 in 2021, $425,000 on two 2022 sales, $419,000 in 2023, $440,000 in 2024 and $404,000 on three 2025 sales. Every 2026 Bishopwood East closing to 26 September was in East I; East II and East III have recorded none this year.
In the 2021 and 2022 market, when neighbors across Forest Glen closed well above asking, no Bishopwood East home did. Across the 60-month window not one Bishopwood East closing sold above its final list price, and four sold at exactly 100 percent. In the same window Bishopwood West coach homes closed at 116.6, 113.5 and 109.6 percent of list. The last Bishopwood East closing above its final list was in February 2018, at 102.1 percent. For a Bishopwood East seller that is useful history: this neighborhood’s buyers have always negotiated, even when the market ran hottest.
Against the 2024 MLS median of $445,000, the four 2026 closings to date sit at a $292,000 median, about 34 percent lower, our arithmetic, but two of the four were second-floor homes and one was the 437-day outlier, so the mix explains part of the drop. The county’s 24-month median of $404,000 and the 2025 MLS median of $404,000 are the better reading of a typical ground-floor home. An owner who bought before 2022 holds a large gain; one who bought at the 2024 top, when a 1,417 square foot East I home closed at $450,000, does not, and a valuation that pretends otherwise helps no one.
For a Bishopwood East seller the trend is the time adjustment. A 2023 or 2024 comparable overstates today’s market, and a 2022 sale at 100 percent of list is no guide at all to today’s negotiation. A 2025 comparable of your plan and floor needs a careful downward adjustment; a 2026 comparable of your plan and floor is the best evidence there is. The year series is how we adjust an older sale for time, and it is never a substitute for walking the home.
Bishopwood West at Forest Glen has held a higher price and a closer sale to list, while Bishopwood East at Forest Glen has held more volume and a higher price per square foot: West’s 60-month MLS median was $595,000 on 15 closings at 98.44 percent of list, against East’s $412,750 on 34 at 95.23 percent.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
Question | Bishopwood East at Forest Glen | Bishopwood West at Forest Glen |
|---|---|---|
Homes | 192: East I 96, II 48, III 48 | 104: West I 28, II 40, III 36 |
Buildings | 16 two-story buildings of twelve | 26 two-story buildings of four |
Streets | Bishopwood Ct E | Bishopwood Ct W, and Loblolly Bay Dr for West I |
Club’s label | Garden homes | Coach homes |
Plans, county | 1,261, 1,417, 1,587 and 1,599 sq ft | 1,869 to 2,193 sq ft, three plans |
Built | 2000 to 2005 | 2000 to 2002 |
MLS, 12 months | 7 closings, median $386,000, 105 days, 93.01% | 1 closing, $450,000, 98 days, 95.77% |
MLS, 24 months | 15, median $400,000, $275.17 a sq ft, 93.61% | 5, median $550,000, $266.76 a sq ft, 95.65% |
MLS, 60 months | 34, median $412,750, $288.51 a sq ft, 95.23% | 15, median $595,000, $272.61 a sq ft, 98.44% |
First MLS window with 10 or more | 24 months | 60 months |
County, first window with 10 or more | 24 months, 13 sales, median $404,000 | 36 months, 12 sales, median $594,000 |
Median 2026 preliminary assessed value | $310,485 | $424,400 |
Homestead share | 29.7% | 58.7% |
FEMA Zone AH | 10 of 16 buildings, all of East II and III | All nine West III buildings |
Active on 26 Sep 2026 | 4 | 0 |
Sources: Southwest Florida MLS Matrix, retrieved 29 September 2026; Collier County recorded, state-qualified sales index built 24 September 2026; Collier County 2026 preliminary roll; FEMA National Flood Hazard Layer.
The larger coach home sells for more money and less per foot. Over 60 months a Bishopwood West home closed at a median $182,250 above a Bishopwood East home but at about $16 a square foot less, our arithmetic on the two medians. Bishopwood West also sold closer to list and, in the 2021 and 2022 market, well above it, while Bishopwood East never did. Why buyers pay the premium is our reading, not a proven cause: a four-home building rather than a twelve-home one, more rooms, and a neighborhood where nearly six in ten owners homestead. Bishopwood East answers with the lowest entry price to Forest Glen membership outside Britannia, two-story buildings with no elevator, and the most homes to choose from. The full West picture is on our Bishopwood West at Forest Glen guide, and a Bishopwood West owner reading the same question from the other side should use our Bishopwood West at Forest Glen home valuation page.
A buyer who chooses Bishopwood East wants full club membership at a garden-home price, is content in 1,261 to 1,599 square feet, and weighs the building’s flood zone and floor carefully. A buyer who chooses Bishopwood West wants 1,869 square feet or more in a four-home building and will pay roughly $150,000 to $200,000 more at the medians for it. We price a Bishopwood East home against Bishopwood East’s own record, where Bishopwood West offers no like-for-like plan, and we lay the West figures beside it only to show the buyer what the extra money buys, so the comparison is answered in the listing rather than in the negotiation.
The comparison enters the number in two places. First, a buyer stretching toward a coach home will tour a 1,599 square foot Bishopwood East home as the alternative, so the largest Bishopwood East plan is priced with Bishopwood West’s $450,000 March 2026 sale in view. Second, the flood question cuts both ways: East II and III are entirely AH, while in Bishopwood West the AH buildings are concentrated in West III, so an East I seller outside the AH buildings has a flood file to lead with.
Online estimates miss on Bishopwood East at Forest Glen homes because automated models cannot see what drives price here: three condominiums under one name, four plans in identical buildings, a floor that moves a sale by six figures, flood zones that change building by building, and a club membership bundled into every sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 29 Sep 2026; Collier County Property Appraiser sales file)
A model that reads Bishopwood East as one neighborhood blends East I, where every 2026 closing happened, with East II and III, where none did, and blends buildings in and out of FEMA’s AH zone. Whatever sold last pulls every estimate toward it. When the last sale was a $280,000 second-floor home, every ground-floor owner’s estimate falls; when it was a $499,000 East II sale, every second-floor owner’s estimate rises. Neither move describes the home being estimated.
A model cannot see whether your home is on the ground floor or the second, because the county values condominium homes by plan and the MLS carries the floor only inside the unit number. The record shows two 1,417 square foot homes in the same condominium closing $130,000 apart within ten months, and floor is the first line of that gap. That invisible variable is the valuation.
On FEMA’s current map, the 3977 and 3980 buildings in East I and all eight East II and III buildings are Zone AH, while the other six East I buildings are not. FEMA issued letters in 2012 removing East II and East III buildings from the flood hazard area under the old map, and FEMA’s current layer lists both letters as not incorporated into the 2024 map. A model sees the neighborhood; a buyer’s lender sees the building.
Every Bishopwood East sale conveys Forest Glen club membership with the home: the homeowners’ master association holds title to the course and clubhouse, and the club calls Forest Glen “a gated, membership-inclusive community.” The value and the carrying cost of that membership sit inside every sale price. A model comparing your home with a condominium outside a bundled club is comparing two different bundles.
The MLS tags two Bishopwood East closings only as “Forest Glen” and one Loblolly Bay Drive closing as Bishopwood East II. Some listing and data sites also label a “Forest Glen of Naples” under Golden Gate with figures that do not describe this community; Forest Glen of Naples is the recorded plat name of Forest Glen Golf and Country Club in East Naples, ZIP 34114. A model that inherits any of those groupings is valuing the wrong comparables before it starts.
Treat it as a rough range, not a list price, and ask for a written opinion of value built from sales of your own plan and floor in your own condominium, with every source named. The Home Valuation form at the top of this page starts exactly that, free, or call Jesse direct at (239) 898-6072.
A Bishopwood East at Forest Glen buyer prices five carrying costs into an offer: the condominium fee, the Bishopwood East neighborhood association fee, quarterly master association and club dues, flood insurance on an AH-mapped building, and property tax reset to the purchase price. None of the association amounts is published; the estoppel certificates state them.
Data updated: September 2026 (Florida DBPR estoppel certificate fee schedule; Collier County 2026 preliminary roll; Forest Glen Master Board 2016 notice; FEMA National Flood Hazard Layer)
A Bishopwood East owner pays three layers: the condominium association for the building (East I, II or III), Bishopwood East of Forest Glen Neighborhood Association for the 4.07-acre tract at 3997 Bishopwood Ct E and the common grounds, and the Forest Glen master association, whose dues are billed quarterly on one statement, per the club’s own 2016 notice to members. Cambridge Property Management SWFL is listed as manager for all four Bishopwood East entities on their current state filings. Any capital contribution or transfer fee due at closing is stated on the master association’s estoppel certificate; no first-party document we found publishes one. Florida caps each estoppel certificate at $299, plus $119 for expedited delivery and up to $179 more on a delinquent account, and a Bishopwood East sale needs three.
Forest Glen funds major club projects by assessing every member, Bishopwood East owners included. In 2016 the master board approved a $949,376 outdoor dining facility plus an $80,000 contingency and assessed every member $1,290, billed $215 a quarter for six quarters on the quarterly dues statement. A 2017 amendment to the declaration set a special-assessment spending limit of $400,000, indexed to the Consumer Price Index from 2019, above which member approval rules apply. A buyer’s attorney will ask whether any assessment is pending at any of the three layers, so the answer belongs in your listing file.
Florida’s Save Our Homes cap follows the owner, not the home. At Bishopwood East 57 of 192 homes are homesteaded, so most sellers are not passing on a capped bill, but a buyer’s taxes are still set on the new assessed value after the sale. Adopted 2025 millage for Forest Glen was 10.5058 mills, and the 2026 preliminary roll computes estimates at 10.4020 mills, proposed rather than adopted; at 10.4020 mills each $100,000 of taxable value costs about $1,040 a year, our arithmetic. The median estimated 2026 bill across Bishopwood East is $2,897.01. That is the mechanism, not a quote for any home.
No Community Development District covers Forest Glen, so there is no district bond assessment on any Bishopwood East bill, and a 2025 Forest Glen condominium bill on Loblolly Bay Drive carried no non-ad valorem line at all. That absence lowers your buyer’s carrying cost against newer East Naples communities and belongs in your listing presentation.
For an AH-mapped building, flood insurance is mandatory on a federally backed mortgage unless a current letter removes the structure, and that is ten of the sixteen Bishopwood East buildings. Unincorporated Collier County is a Class 5 community in FEMA’s Community Rating System, a 25 percent discount on eligible flood policies, and across all 5,463 flood policies in ZIP 34114 that took effect from June 2025 to May 2026 the median annual cost was $1,528. Citizens requires flood coverage on its homeowner policies from January 1, 2027, but condominium unit-owner policies are exempt. Every condominium association must carry adequate property insurance under section 718.111, so a buyer will ask for the master policy’s declarations page.
A Bishopwood East at Forest Glen seller owes a buyer the Chapter 718 condominium resale package, because each Bishopwood East home is a unit in a Chapter 718 condominium; the neighborhood and master associations above it are Chapter 720 associations, and section 720.401 does not apply to an association regulated under Chapter 718, a fork your closing agent resolves.
Data updated: September 2026 (Florida Statutes sections 718.503, 718.116, 720.401, 720.30851 and 689.302, retrieved Sep 2026; Florida DBPR condominium filings extract)
Under section 718.503, a Bishopwood East resale buyer is entitled to receive the declaration, articles, bylaws and rules of the condominium, the annual financial statement and budget, the association’s question-and-answer sheet and the governance form, and under the current statute any milestone inspection summary and the most recent structural integrity reserve study, or a statement that none exists. A contract signed before the documents arrive can be cancelled by the buyer within the statute’s review period. None of the three condominiums publishes these documents, so we request them the week you decide to sell.
Forest Glen Golf and Country Club Master Association is the mandatory master association for all 799 Forest Glen homes, and Bishopwood East of Forest Glen Neighborhood Association sits between it and the three condominiums; both are Chapter 720 homeowners associations. Section 720.401 requires that a prospective parcel owner be presented a disclosure summary “before executing the contract for sale,” supplied “by the parcel owner if the sale is by an owner that is not the developer,” with the statutory voidability warning in conspicuous type, and a buyer who does not receive it may cancel “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first.” Section 720.401 also states that it does not apply to an association regulated under Chapter 718, and your condominium association is exactly that. Which disclosure regime governs your sale, and whether a Chapter 720 summary is owed alongside the condominium package, therefore depends on how your closing agent reads the two statutes for a condominium inside two Chapter 720 layers. Confirm the correct package with your closing agent or attorney. This is general information and not legal advice, and this page makes no claim about what the recorded declarations themselves restate.
A Bishopwood East sale needs three estoppels: one from your condominium association under section 718.116, one from the neighborhood association and one from the master association under section 720.30851. Each is capped at $299, plus $119 for expedited delivery and $179 on a delinquent account. Who pays is set in your contract, so we order all three the day a contract is signed.
Since October 1, 2024, section 689.302 requires a residential seller to complete a flood disclosure at or before the time the contract is executed, covering flood insurance claims and federal flood assistance on the property. At Bishopwood East that sits beside your building’s FEMA zone and, for East II and III, the 2012 letter and its not-incorporated status. Raise those items before the buyer does, with the documents in hand.
Florida’s milestone inspections and structural integrity reserve studies apply to condominium buildings of three habitable stories or more. Every Bishopwood East building is two stories, with homes numbered in the 100s on the ground floor and the 200s above, so none falls under either law, based on unit numbering and building records. A buyer is still entitled to the reserve study or a statement that none was completed, so the statement goes in the package.
What moves a Bishopwood East at Forest Glen home’s number before listing is the evidence a buyer’s insurer, lender and attorney will ask for: your building’s flood file, the condominium’s budget, reserves and insurance, your own updates and wind mitigation, the three estoppels, and presentation timed to the winter season.
Data updated: September 2026 (FEMA Letters of Map Amendment and National Flood Hazard Layer; Florida Building Commission wind-borne debris report; Forest Glen Golf and Country Club Real Estate and Rentals Wanted pages)
Pull the FEMA zone for your own building from the Map Service Center and keep any 2012 letter in the listing file. FEMA’s letters for East II (12-04-6508A, September 11, 2012) and East III (12-04-6520A, September 13, 2012) describe the local flood source as ponding and overland flow, not storm surge. Across Forest Glen, surveyed ground at the 2012 letter buildings ran 12.0 to 13.8 feet NAVD88, above the only base-flood-elevation line FEMA draws across the community on the current map, 10.5 feet. Many AH-mapped buildings therefore appear to be candidates for a new letter, a per-building engineering question for the association and a surveyor.
At Bishopwood East the building is shared, so the roof’s age, the exterior and the reserve schedule belong to the whole condominium. We ask your association for its roof and exterior history, its current budget, its reserve status and its master insurance summary before you list, because a buyer’s lender will ask for the same items and a file that answers them on day one shortens every conversation that follows.
Under section 718.111 your association insures the condominium property, and the owner’s unit-owner policy covers the interior finishes, fixtures, appliances and contents the master policy excludes. A wind mitigation report on the state’s form OIR-B1-1802 records the building’s roof and opening features. The Florida Building Code design wind speed here is 163 mph, inside the wind-borne debris region, so replacement windows and doors must be impact-rated or protected, and a buyer’s insurer prices exactly those features.
Eight of the 15 Bishopwood East closings in 24 months fell between January and May, and 135 of the 192 homes carry no homestead exemption. Most Bishopwood East buyers are deciding in the fall for a winter move, so the home should be photographed, documented and priced by October.
Lease minimums are set building by building in each declaration, and renters obtain club privileges through a golf or social membership transfer whose fee the club does not publish. Forest Glen recorded 14 MLS lease closings in the two years to 26 September 2026, all two-bedroom condominiums of 1,170 to 1,534 square feet: 13 furnished seasonal leases at $3,400 to $5,500 a month with a 30-day minimum and one annual lease at $1,900 a month. A tenant in place means showings run through the tenant and the gate, so we match the lease end to the expected closing where we can.
The club posts open houses on Fridays for Saturday and Sunday showings from 1 to 4 PM, and its open-house list names Bishopwood East homes by the club’s garden-home plan names, Braxton and Cornell, rather than by neighborhood. The club also invites owners to list homes on its website free of charge. Those owner listings are part of the market you compete with, and we use the board alongside full MLS exposure.
A petition to amend the Forest Glen of Naples PUD (PL20240010278) for the 9.6-acre commercial corner at Collier and Beck boulevards was scheduled for the Board of County Commissioners on September 22, 2026; the adopted ordinance had not been published when this page was researched. That tract sits outside every residential neighborhood and touches no Bishopwood East association budget, and a buyer who asks should hear that from you.
A free in-person Bishopwood East at Forest Glen valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from your plan’s and floor’s closings, and you receive a written opinion of value with sources.
A written opinion of value for your home, built from the MLS and county sales of your plan in your condominium, matched for floor and view, adjusted for time with Bishopwood East’s own series, tested against the live listings on Bishopwood Ct E and the Bishopwood West coach homes, with every source named. Beside it, the carrying-cost picture your buyer will underwrite: the three association layers from the budgets, any pending assessment, the flood file for your building and the tax reset. And a plain recommendation on list price and timing, including the case for waiting until the season if the evidence says wait.
Use the Home Valuation form at the top of this page, our free Bishopwood East at Forest Glen valuation request, or call Jesse direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Few Bishopwood East homes of any one plan and floor come up for sale in a year, so the next owner who sells should call us first. If you have already decided to sell, our plan for selling your home in Bishopwood East at Forest Glen covers pricing, marketing, the three estoppels and the condominium package in full. For how the rest of the community values, see our Forest Glen home valuation page.
A Bishopwood East owner moving to a coach home, a villa or a single-family home inside the same gates should plan both transactions together, because the buyer side of the same club, flood and association file is the same work. Read buying a home in Bishopwood East at Forest Glen for the purchase side, or call Marc at (239) 287-5873.
McGreevy and Comisar are a top-reviewed Naples listing team on Google, and the four quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Bishopwood East or Forest Glen sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Verified Google review
★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Bishopwood East at Forest Glen valuation page. They co-founded Domain Realty, lead a team of agent partners across Southwest Florida, and build every valuation from the Southwest Florida MLS and Collier County’s recorded sales. Call Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs the pricing analysis, the record work and the condominium, neighborhood and master association paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full 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, whose partnership alone accounts for over $900 million in Sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Bishopwood East home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
For the neighborhood itself, from its four associations to its building-by-building flood map, return to our Bishopwood East at Forest Glen neighborhood guide; for the wider market, see our Naples real estate guide.
These are the valuation questions Bishopwood East at Forest Glen owners actually ask, answered from the Southwest Florida MLS, Collier County’s 2026 preliminary roll and recorded sales, FEMA’s records, the state’s condominium records and the Florida Statutes. Nothing here is tax or legal advice, and none of it replaces a written valuation of your home.
It depends on your condominium, your plan, your floor, your building’s flood zone and your condition. Over 24 months to 26 September 2026 Bishopwood East’s 15 MLS closings had a median of $400,000, from $280,000 to $499,000: 1,599 square foot homes at $304,000 to $460,000, 1,417 square foot homes at $280,000 to $412,500, 1,587 square foot homes at $388,000 and $499,000, and 1,261 square foot homes at $350,000 and $381,500. Use the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072, for a written number on your home.
Ask for a written opinion of value built from sales of your plan and floor in your condominium, on both the MLS and the county record, matched for view and condition, adjusted for time with Bishopwood East’s own series, tested against the active listings, with every source named. We provide that free, with no obligation to list.
Seven closed on the MLS in the twelve months to 26 September 2026, from $280,000 to $410,000, at a median of $386,000 and a median 105 days on market. The most recent was a 1,417 square foot second-floor East I home at $280,000 in August 2026, after 9 days.
Because the stats window widens until it holds ten or more closings, and twelve months held seven. The 24-month window holds 15, at a $400,000 median, and every figure names its window and count beside it.
On the MLS, $386,000 over 12 months (n=7), $400,000 over 24 months (n=15), $407,000 over 36 months (n=20), $412,750 over 60 months (n=34) and $225,000 over ten years (n=101). On the county record, $404,000 over its 24-month window (n=13).
$275.17 per MLS living square foot over 24 months (n=15) and $241.40 over twelve months (n=7). The two 2026 second-floor sales each worked out to $197.60, which is why a per-foot figure without the floor misleads.
In the latest record, yes, by a wide margin. The two second-floor closings of the last twelve months, both 1,417 square feet, sold at $280,000 each, while a ground-floor home of the same plan sold at $410,000 in November 2025. Condition moves individual sales too, so we compare floor with floor.
Yes, in two ways. Each condominium has its own association, budget and reserve history, and the flood map splits them: all of East II and III map in Zone AH, while only two of East I’s eight buildings do. Every 2026 closing so far was in East I.
On the 24-month MLS record, the 1,587 and 1,599 square foot plans reached highest, with a $499,000 East II sale of the 1,587 plan in April 2025 and a $460,000 East III sale of the 1,599 plan in March 2025. The 1,261 square foot plan is the entry price.
A median of 57 days on market across 15 MLS closings in 24 months, and 105 days across the seven closings of the latest twelve months, the slowest in Forest Glen. Individual closings in 24 months ran from 9 to 437 days.
A median of 93.61 percent of the final list price over 24 months (n=15), 94.39 percent over 36 months (n=20) and 95.23 percent over 60 months (n=34). The seven closings of the latest twelve months had a median of 93.01 percent.
Four on 26 September 2026: a 1,599 square foot home at $405,000, a 1,432 square foot home at $359,900 and two 1,261 square foot homes at $319,900 and $315,000, about 6.9 months of supply at the recent pace, the heaviest in Forest Glen.
The four 2026 MLS closings to date have a $292,000 median against $404,000 in 2025 and $445,000 in 2024. Part of that is mix, since two of the four were second-floor homes and one sat 437 days, but the direction is down and a 2024 comparable overstates today.
Not in the last five years. Across the 60-month window no Bishopwood East closing sold above its final list price and four sold at exactly 100 percent, even while Bishopwood West coach homes closed at up to 116.6 percent of list. The last Bishopwood East sale above list was in February 2018.
It is the neighborhood your buyer compares upward. Bishopwood West’s larger coach homes closed at a $595,000 median over 60 months against $412,750 for Bishopwood East, but at about $16 less per square foot. A 1,599 square foot Bishopwood East home is priced with that gap in view.
No. The 2026 preliminary median assessed value of a Bishopwood East home is $310,485, and every 24-month sale except three of the four 2026 closings sold above it. Assessed value is the county’s figure for tax purposes, set by plan, useful for ranking and useless as a list price.
It shapes who buys and what they can pay. Membership comes with ownership, the homeowners’ master association owns the course and clubhouse, and every member shares club capital assessments, as in the 2016 assessment of $1,290 per member. The value of the membership rides in the price of the home.
No Bishopwood East association publishes its fees on a public page, and the figures that circulate online cite no document, so we do not repeat them. You pay three layers, and the budgets and estoppel certificates for your home state each one. A buyer weighs them in the offer, so we put the real numbers in your valuation file.
No first-party document we found publishes one. If any capital contribution or transfer fee is due at closing, it is stated on the master association’s estoppel certificate for your home.
Three: one from your condominium association, one from the Bishopwood East neighborhood association and one from the master association. Florida caps each at $299, plus $119 for expedited delivery and up to $179 on a delinquent account.
The Chapter 718 package: declaration, articles, bylaws, rules, budget and financial statement, the question-and-answer sheet, the governance form and the reserve study or a statement that none was completed. Whether a Chapter 720 summary under section 720.401 is also owed is a fork your closing agent resolves; section 720.401 does not apply to a Chapter 718 association. This is not legal advice.
It depends on the building. On FEMA panel 12021C0418J, effective February 8, 2024, all four East II buildings and all four East III buildings are Zone AH, as are the 3977 and 3980 buildings in East I; the 3969 building is shaded X and the rest of East I unshaded X.
As evidence, yes; as a map change, not by itself. FEMA’s current layer lists the 2012 letters for East II and East III as not incorporated into the 2024 map, and lenders read the current map unless a revalidation or new letter exists.
In an AH building, yes: a lender will require it on a federally backed loan. Across ZIP 34114 the median flood policy that took effect from June 2025 to May 2026 cost $1,528 a year, and Collier County’s Class 5 rating is worth a 25 percent discount on eligible policies.
No. Both laws apply to condominium buildings of three habitable stories or more, and every Bishopwood East building is two stories, based on unit numbering and building records. The buyer is still entitled to the reserve study or a statement that none was completed.
It resets to the purchase. At the 10.4020 mills on the 2026 preliminary roll, each $100,000 of taxable value costs about $1,040 a year, and the median estimated 2026 Bishopwood East bill is $2,897.01. That is the mechanism, not a quote for any home.
No. No Community Development District covers Forest Glen, so there is no district bond assessment on any Bishopwood East tax bill, which lowers your buyer’s carrying cost.
Before the season. Eight of the 15 Bishopwood East closings in 24 months fell between January and May, so a home priced and documented by October meets the most buyers.
Yes, subject to the lease. Showings run through the tenant and the gate, the buyer takes the lease, and the closing should match its end. Lease minimums are set in your condominium’s declaration.
Understand the rules and the numbers first. Renters obtain club privileges through a membership transfer whose fee the club does not publish, and Forest Glen’s two-year MLS lease record is 14 leases, 13 of them furnished seasonal leases at $3,400 to $5,500 a month. Holding also keeps three association layers in play.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $2,800 on a $400,000 sale, our arithmetic. In Collier County the buyer customarily pays for the owner’s title policy. Add the three estoppels, prorated taxes and fees, and any negotiated commissions or credits, all set out in a written net sheet before you list.
It moves your home within its plan’s and floor’s band rather than out of it. Five 1,599 square foot homes closed $156,000 apart in two years, and condition is part of that spread. We compare your updates with the recent sales of your plan and floor before recommending a price.
Use both. The club invites owners to list homes on its website free of charge, and those owner listings compete with yours. Full MLS exposure reaches the buyers who have not yet found the club’s board, and it produces the record your buyer’s appraiser will read.
Get a written valuation built from your plan’s and floor’s sales in your condominium, pull your building’s FEMA zone and any 2012 letter, gather your unit-owner policy and any wind mitigation report, and ask your association for its budget, reserves and insurance summary. Start with the Home Valuation form at the top of this page, or call Jesse direct at (239) 898-6072.
Every figure on this Bishopwood East at Forest Glen valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s records, Florida Statutes and state agencies, FEMA and federal records, or the club’s own published pages. Nothing is drawn from a listing aggregator or another brokerage, and every link was retrieved in September 2026.
Southwest Florida MLS figures, pulled from Matrix on 26 and 29 September 2026, are cited rather than linked because the MLS is members-only. County figures are cited as Collier County’s recorded, state-qualified sales (index built 24 September 2026) and the Collier County 2026 preliminary roll.
Bishopwood East and Forest Glen associations
The club, first-party pages
Collier County records and GIS
Florida Department of Revenue and state agencies
Florida Statutes
Flood mapping, storms and federal records
Our own assets
Every Bishopwood East at Forest Glen document below links its official custodian, FEMA, the State of Florida, Collier County or the club, so you always see the authoritative version rather than a copy we made. We host none of these files ourselves. The Bishopwood East I declaration of condominium is recorded in the Collier County Official Records at Book 2668, Page 1192.
Document | What it proves for a Bishopwood East valuation | Official authority |
|---|---|---|
FEMA Letter of Map Amendment 12-04-6508A | The 2012 letter for Bishopwood East II and its ponding and overland-flow flood source | |
FEMA Letter of Map Amendment 12-04-6520A | The 2012 letter for Bishopwood East III buildings 7 to 10 | |
Florida DBPR condominium filings extract | The three Bishopwood East condominiums, their 96, 48 and 48 units and recording dates | |
Florida DBPR estoppel certificate fee schedule | The $299, $119 and $179 caps on each of the three estoppels | |
Master association Articles of Incorporation, 1999 | The master association’s power to own the common areas and levy assessments | |
Collier County 2026 Flood Protection Newsletter | The February 8, 2024 map date and the Class 5 flood insurance discount | |
FEMA Community Rating System eligible communities | Collier County’s Class 5 rating and 25 percent discount | |
Florida Department of Revenue, 2025 Collier millage codes | Forest Glen’s 10.5058-mill adopted 2025 rate | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | The wind mitigation features an insurer credits | |
Florida Department of Revenue Form DR-501T | How a homesteader moves accumulated Save Our Homes benefit to a new Florida homestead | |
Florida Statutes section 718.503 | The condominium resale document package | |
Florida Statutes section 720.401 | The Chapter 720 disclosure summary and its Chapter 718 exception | |
Florida Statutes section 689.302 | The flood disclosure a residential seller completes at or before contract | |
Collier County Clerk legal notice, PUD amendment PL20240010278 | The commercial-corner petition outside the residential neighborhoods |
Three documents that matter most are not public: your condominium’s budget, reserve schedule and master insurance summary, from the association or Cambridge Property Management SWFL; the recorded declarations of East II and East III, from the Clerk; and your three estoppel certificates, issued once a sale is under contract.
You reach the Bishopwood East at Forest Glen valuation team by using the Home Valuation form at the top of this page, requesting a free Bishopwood East at Forest Glen valuation, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and it is usually the most valuable hour a seller spends.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, about the neighborhood on our Bishopwood East at Forest Glen guide, and about the community on our Forest Glen Golf and Country Club community guide. Nothing on this page is legal, tax or insurance advice. Confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.